712 N Rose St · Walla Walla, WA 99362

$289,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 21 Days on market

Built 1900 5,898 sqft lot $202/sqft · at area comps Est $401k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Located just blocks from Whitman College and downtown Walla Walla, this charming 4-bedroom, 1-bath home offers an unbeatable location with versatile appeal. With a strong rental history, the property presents an excellent investment opportunity or is ready to be enjoyed as a primary residence. Inside, you’ll find a functional layout, while outside features include off-street parking, convenient alley access, and a spacious yard with room for future improvements. Whether you're looking for a home, an investment, or both, this property delivers on location, flexibility, and value.

Key facts

• 5,898 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (33.3% below list).
• Recommended offer: $193k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.3% in Walla Walla — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 427 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $118k; list at $289k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,853 (33.3% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 12.5

CMA / ARV

• ARV (median comp): $400,637
• List price: $289,000
• Delta: -27.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1356 Michele Ave	0.58mi	3/2.0	1,408 (-1%)	1mo	$415,230	$295	66
1318 Michele Ave	0.58mi	3/2.0	1,408 (-1%)	1mo	$399,990	$284	66
1364 Michele Ave	0.58mi	3/2.0	1,408 (-1%)	1mo	$419,715	$298	66
1327 Michele Ave	0.56mi	3/2.0	1,408 (-1%)	3mo	$451,745	$321	65
1326 Michele Ave	0.58mi	3/2.0	1,408 (-1%)	3mo	$432,447	$307	64
783 Ava St	0.66mi	3/2.0	1,408 (-1%)	1mo	$434,990	$309	62
806 Ava St	0.66mi	3/2.0	1,408 (-1%)	3mo	$432,715	$307	61
888 Ava St	0.66mi	3/2.0	1,408 (-1%)	4mo	$421,124	$299	60
880 Ava St	0.66mi	3/2.0	1,574 (+10%)	2mo	$447,990	$285	46
1319 Michele Ave	0.56mi	3/2.0	1,235 (-14%)	2mo	$391,604	$317	46
784 Ava St	0.66mi	3/2.0	1,574 (+10%)	3mo	$445,183	$283	46
802 Ava St	0.66mi	3/2.0	1,235 (-14%)	3mo	$399,990	$324	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.13×
• Total profit: $-70,572
• Equity at exit: $43,091

10-year hold

• IRR: -24.5%
• Equity multiple: -0.18×
• Total profit: $-95,349
• Equity at exit: $24,987

Cash invested: $80,920 (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 99362

• Rents YoY: 2.4%
• Active inventory: 427
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$241 /mo · $2,898/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-354

Break-even live

Break-even rent $2,376

Max offer price $226,483

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-272	+0% $-354	+5% $-436	+10% $-517
Rent	-10% $-506	-5% $-430	+0% $-354	+5% $-278	+10% $-202
Rate	-1.0pp $-208	-0.5pp $-280	base $-354	+0.5pp $-429	+1.0pp $-505

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 E Cherry St Walla Walla, WA	2.0	1.0	1002	$1,795	$1.79	45d	1	0.25mi
327 E Rose St Walla Walla, WA	1.0–2.0	1.0–2.0	863	$2,421	$2.80	45d	8	0.35mi
643 Ava St Walla Walla, WA	3.0	2.0	1574	$2,495	$1.59	22d	1	0.47mi
115 Merriam St Walla Walla, WA	1.0–2.0	1.0	800	$1,650	$2.06	45d	9	0.50mi
15 S Clinton St Walla Walla, WA	2.0	1.0	1835	$2,230	$1.22	45d	1	0.58mi
425 N 7th Ave Apt 2 Walla Walla, WA	4.0	2.5	1697	$1,795	$1.06	45d	1	0.88mi
420 Catherine St #3 Walla Walla, WA	2.0	1.0	890	$1,295	$1.46	45d	1	0.88mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	45d	1	0.89mi
608 N Roosevelt St Unit 608NROO Walla Walla, WA	2.0	2.0	894	$1,425	$1.59	45d	1	1.06mi
625 Wellington Ave Walla Walla, WA	1.0–2.0	1.0	854	$1,695	$1.98	22d	11	1.13mi
1800 Evergreen St Walla Walla, WA	2.0	1.0	797	$1,000	$1.25	22d	3	1.17mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   price $289,000
3. 2026-04-14
   listed $309,000 Active
4. 2005-09-19
   soldstatus $118,500
5. 1997-01-27
   soldstatus $58,000

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

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $2,898 · $241/mo
• Projected year-2 tax: $2,898 · $241/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,142
• − Mortgage interest: −$16,188
• − Property taxes: −$2,898
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$8,407
• Taxable loss: −$9,499
• Est. tax savings @ 24.0%: +$2,280
• After-tax cash flow: $-1,967/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: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 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: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• Metro: Walla Walla, WA
• 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

+398.3% since first listed

5 events — show timeline

• 2026-05-05 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $289,000 NWMLS as Distributed by MLS Grid
• 2026-04-14 Listed $309,000 NWMLS as Distributed by MLS Grid
• 2005-09-19 Sold (Public Records) $118,500 Public Records
• 1997-01-27 Sold (Public Records) $58,000 Public Records

Property tax history

+5.7%/yr

Latest (2026): $2,898 · +13.9% YoY. Source: county tax records.