1165 S Grand Ave #84 Ave · Pullman, WA 99163

$59,900

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 22 Days on market

Built 1989 Est $58k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.9/15.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 258489 Looking for an affordable home in Pullman! This 2 bed 2 bath manufactured home is looking for some new owners. All the appliances and Air conditionting stay with the home. Stop paying through the nose to rent and own a home that you can potentially fix up and sell for more. If you have pets this could be a great option as its fully fenced and has a view! Call an agent today to see this affordable option for living in Pullman.

Key facts

• Updated baseboards
• Major renovation
• Room for parking

Tags

• FULLY FENCED BACKYARD
• ROOM FOR PARKING
• MAJOR RENOVATION
• NEW LVP FLOORING
• UPDATED BASEBOARDS
• NEW INSULATION

Property features AI

Finance

• HOA & community: Located in Terrace Estates mobile home park

Exterior

• Parking: No garage; Off-street parking
• Utilities: Public water; Electricity on property; Electricity connected; Sewer connected
• Home design: Manufactured home (single wide); One story; Located in a mobile home park; New construction; Shed on property
• Construction: 980 finished area; Single-story construction
• Exterior features: Covered patio/porch; Full fencing; Garden

Interior

• Kitchen: Dishwasher; Range; Oven; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Soaking tub
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.2% in Pullman — 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 85/100 on livability (#32 in WA, #542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Pullman School District (town): math 63% / reading 76% proficiency, ranked #30 of 291 in WA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($48k/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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 2.02% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.55%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $57,820
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165 S Grand Ave #81 Ave #81	0.00mi	2/1.0	940 (-4%)	4mo	$55,000	$59	86
1165 S Grand Ave., #35 Ave #35	0.00mi	3/1.5 (+1)	980 (0%)	18mo	$35,000	$36	78
1165 S Grand Ave #22	0.00mi	3/1.5 (+1)	980 (0%)	18mo	$58,000	$59	78
1165 S Grand Ave #97 Ave #97	0.00mi	3/2.0 (+1)	924 (-6%)	12mo	$55,000	$60	76
1165 S Grand Ave #108 Ave #108	0.00mi	2/1.0	896 (-9%)	23mo	$32,000	$36	63

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 2.66×
• Total profit: $27,805
• Equity at exit: $8,931

10-year hold

• IRR: 45.3%
• Equity multiple: 5.41×
• Total profit: $74,003
• Equity at exit: $5,179

Cash invested: $16,772 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$314
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $581

Break-even live

Break-even rent $476

Max offer price $59,900

Occupancy floor 47%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 S Grand Ave Apt B Pullman, WA	1.0	1.0	790	$1,000	$1.27	44d	1	0.44mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	44d	1	0.44mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	44d	1	0.77mi
1016 SE Latah St Pullman, WA	2.0	1.0	735	$1,050	$1.43	44d	4	0.91mi
305 NE Spaulding St Pullman, WA	1.0	1.0	625	$1,000	$1.60	44d	2	0.97mi
620 NE Kamiaken St Pullman, WA	2.0–3.0	1.0–2.0	895	$885	$0.99	44d	12	1.14mi
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$1,884	$1.88	44d	1	1.19mi
820 NE Colorado St Pullman, WA	1.0–8.0	1.0–3.0	723	$478	$0.66	44d	62	1.26mi

Listing history 20 events

1. 2026-06-19
   days on market $59,900 Active 22 DOM
2. 2026-06-18
   days on market $59,900 Active 21 DOM
3. 2026-06-17
   days on market $59,900 Active 20 DOM
4. 2026-06-16
   days on market $59,900 Active 19 DOM
5. 2026-06-15
   days on market $59,900 Active 18 DOM
6. 2026-06-14
   days on market $59,900 Active 16 DOM
7. 2026-06-12
   pricedays on market $59,900 Active 15 DOM
8. 2026-06-09
   days on market $69,900 Active 12 DOM
9. 2026-06-08
   days on market $69,900 Active 11 DOM
10. 2026-06-07
    days on market $69,900 Active 10 DOM
11. 2026-06-05
    days on market $69,900 Active 7 DOM
12. 2026-06-02
    days on market $69,900 Active 5 DOM
13. 2026-06-01
    days on market $69,900 Active 4 DOM
14. 2026-05-31
    days on market $69,900 Active 3 DOM
15. 2026-05-30
    days on market $69,900 Active 2 DOM
16. 2026-05-28
    listed $69,900 Active
17. 2022-03-25
    soldstatus $48,500 443-char remark

    Show marketing remark (443 chars)

    MLS# 258489 Looking for an affordable home in Pullman! This 2 bed 2 bath manufactured home is looking for some new owners. All the appliances and Air conditionting stay with the home. Stop paying through the nose to rent and own a home that you can potentially fix up and sell for more. If you have pets this could be a great option as its fully fenced and has a view! Call an agent today to see this affordable option for living in Pullman.

18. 2021-12-17
    listed $51,000 443-char remark

    Show marketing remark (443 chars)

    MLS# 258489 Looking for an affordable home in Pullman! This 2 bed 2 bath manufactured home is looking for some new owners. All the appliances and Air conditionting stay with the home. Stop paying through the nose to rent and own a home that you can potentially fix up and sell for more. If you have pets this could be a great option as its fully fenced and has a view! Call an agent today to see this affordable option for living in Pullman.

19. 2014-02-10
    soldstatus $19,500 293-char remark

    Show marketing remark (293 chars)

    2 bedroom, 2 full bathroom, 1989 Fleetwood manufactured home in Terrace Estates. Large master suite with walk-in closet, spacious kitchen, and plenty of storage. Newer furnace, A/C, large lot, and great fenced yard. For more information or to view this home contact Andrea Abbott 208-596-5773.

20. 2014-01-13
    listed $22,000 293-char remark

    Show marketing remark (293 chars)

    2 bedroom, 2 full bathroom, 1989 Fleetwood manufactured home in Terrace Estates. Large master suite with walk-in closet, spacious kitchen, and plenty of storage. Newer furnace, A/C, large lot, and great fenced yard. For more information or to view this home contact Andrea Abbott 208-596-5773.

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $587 · $49/mo
• Expected delta: +$140/yr (+$12/mo · 31.2%)

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

Taxation est. · year 1

• Rental income: $14,539
• − Mortgage interest: −$3,355
• − Property taxes: −$447
• − Insurance: −$300
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,743
• Taxable income: $6,368
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,441/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: Pullman School District
• NCES district ID: 5306930
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 76% ▲ 1.00%
• Median HH income: $29,034
• Composite: 58.15/100
• National rank: #2131
• State rank: #30 of 291 in WA

Livability — Pullman

• Score: 85/100
• State rank: #32
• US rank: #542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pullman, WA
• County: Whitman County · 34,022 people
• City population: 34,022
• Metro: Pullman, WA
• Population (ZIP): 34,022
• Household income: $48,231
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 3453.0

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 12% Asian 10% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -367.44%
• Current HPI: 153.4778
• Rent YoY: ▲ 3.43%
• Metro: Pullman, 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

+217.7% since first listed

5 events — show timeline

• 2026-05-28 Listed $69,900 PACMLS
• 2022-03-25 Sold (MLS) $48,500 PACMLS
• 2021-12-17 Listed $51,000 PACMLS
• 2014-02-10 Sold (MLS) $19,500 PACMLS
• 2014-01-13 Listed $22,000 PACMLS

Property tax history

+4.1%/yr

Latest (2026): $447 · -5.2% YoY. Source: county tax records.