200 W First · Prescott, WA 99348

$198,000

5 bd · 3.0 ba · 1,596 sqft · SingleFamily · 98 Days on market

Built 1975 0.48 ac lot

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity with proven rental history and room to grow! Situated on three city lots, this mobile home community currently features two fully remodeled units—a 3 bed, 1.5 bath and a 2 bed, 1 bath—offering turnkey rental potential with new appliances and extensive updates. This property previously generated $2,490 per month in combined rental income from these two homes alone. Infrastructure is primed for immediate expansion: in addition to the two existing homes, there is a third mobile home space ready for hook-up, along with two additional RV/tiny home pads already in place. Alternatively, the site could easily accommodate three new tiny homes. The property features

Key facts

• Three power meters
• New appliances
• Extensive updates

Tags

• FULLY REMODELED UNITS
• NEW APPLIANCES
• EXTENSIVE UPDATES
• THIRD MOBILE HOME SPACE
• TWO ADDITIONAL RV PADS
• THREE POWER METERS

Property features AI

Finance

• Other: Possible use: See remarks; Gross adjusted income and gross rent multiplier not provided
• Financial info: Listing terms: Cash; Total monthly income: $2,490; Total expenses: $306; Electric expense: $120; Unit 1 actual rent: $1,295; Unit 2 actual rent: $1,195

Exterior

• Parking: Paved access with alley
• Utilities: Electric service (Pacific Power); Public water (City of Prescott); Septic sewer
• Home design: Duplex; Single-story; Corner lot
• Construction: Metal roof; Metal/vinyl construction; Built on lot numbers 14, 15, 16
• Exterior features: Metal/vinyl exterior; Deck; High-speed internet available

Interior

• Kitchen: Each unit includes a range/oven; Each unit includes a refrigerator; Each unit includes a dishwasher
• Bedrooms: One unit with 3 bedrooms; One unit with 2 bedrooms
• Flooring: Laminate
• Bathrooms: Unit with 3 bedrooms has 2 bathrooms; Unit with 2 bedrooms has 1 bathroom
• Heating & cooling: Forced air heating; Wall unit cooling
• Interior features: Laminate flooring; Wall air-conditioning units; Forced air heating
• Laundry & utility: Each unit includes a washer and dryer

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-76 ($-912/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (17.4% below list).
• Recommended offer: $164k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#496 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Prescott School District (rural): math 25% / reading 45% proficiency, ranked #251 of 291 in WA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Prescott Elementary School (125 students, 71% FRL); Prescott High School (67 students, 75% FRL).
• Market conditions: 3 active listings in the ZIP; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $27k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $198k implies a 340% gain — meaningful room to come down on a strong offer.

Recommended offer $163,582 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.34×
• Total profit: $19,034
• Equity at exit: $89,029

10-year hold

• IRR: 8.9%
• Equity multiple: 2.35×
• Total profit: $74,611
• Equity at exit: $137,205

Cash invested: $55,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 99348

• Active inventory: 3
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-76

Break-even live

Break-even rent $1,732

Max offer price $186,998

Occupancy floor 100%

Sensitivity live

Price	-10% $61	-5% $-8	+0% $-76	+5% $-144	+10% $-213
Rent	-10% $-205	-5% $-141	+0% $-76	+5% $-11	+10% $53
Rate	-1.0pp $24	-0.5pp $-26	base $-76	+0.5pp $-127	+1.0pp $-180

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $198,000 Active 98 DOM
2. 2026-06-18
   days on market $198,000 Active 95 DOM
3. 2026-06-18
   status $198,000 Active 94 DOM
4. 2026-06-13
   statusdays on market $198,000 Pending 94 DOM
5. 2026-06-10
   pricedays on market $198,000 Active 93 DOM
6. 2026-06-09
   days on market $210,000 Active 92 DOM
7. 2026-06-08
   days on market $210,000 Active 91 DOM
8. 2026-06-07
   days on market $210,000 Active 90 DOM
9. 2026-06-05
   days on market $210,000 Active 87 DOM
10. 2026-06-03
    days on market $210,000 Active 86 DOM
11. 2026-06-02
    days on market $210,000 Active 85 DOM
12. 2026-06-01
    days on market $210,000 Active 84 DOM
13. 2026-05-31
    days on market $210,000 Active 83 DOM
14. 2026-05-30
    days on market $210,000 Active 82 DOM
15. 2026-05-07
    price $210,000
16. 2026-04-20
    price $215,000
17. 2026-04-06
    price $219,900
18. 2026-03-09
    listed $225,000 Active
19. 2022-09-23
    soldstatus $45,000 Closed
20. 2022-09-16
    status Pending
21. 2022-09-13
    status Active
22. 2022-09-09
    status Pending
23. 2022-08-05
    price $45,000
24. 2022-07-21
    listed $50,000 Active
25. 2005-07-15
    soldstatus $48,500
26. 1995-06-12
    soldstatus $27,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,630
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$5,760
• Taxable loss: −$4,322
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $125/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Prescott School District
• NCES district ID: 5306870
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $42,179
• Composite: 32.19/100
• National rank: #10969
• State rank: #251 of 291 in WA

Livability — Prescott

• Score: 59/100
• State rank: #496
• US rank: #20616

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, WA
• Population (ZIP): 1,733

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 33% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Lithuanian 6% Iranian 1% Italian 1%
• Foreign-born: 31% · Canada, Vietnam
• Languages at home: 54% English-only · Spanish 45% Vietnamese 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+677.8% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $210,000 NWMLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $215,000 NWMLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $219,900 NWMLS as Distributed by MLS Grid
• 2026-03-09 Listed $225,000 NWMLS as Distributed by MLS Grid
• 2022-09-23 Sold (MLS) $45,000 NWMLS as Distributed by MLS Grid
• 2022-09-16 Pending — NWMLS as Distributed by MLS Grid
• 2022-09-13 Relisted — NWMLS as Distributed by MLS Grid
• 2022-09-09 Pending — NWMLS as Distributed by MLS Grid
• 2022-08-05 Price Changed $45,000 NWMLS as Distributed by MLS Grid
• 2022-07-21 Listed $50,000 NWMLS as Distributed by MLS Grid
• 2005-07-15 Sold (Public Records) $48,500 Public Records
• 1995-06-12 Sold (Public Records) $27,000 Public Records

Property tax history

+16.9%/yr

Latest (2026): $268 · +2.9% YoY. Source: county tax records.