15610 W SR 2 Hwy Unit A-10 · Fairchild AFB, WA 99022

$79,999

3 bd · 2.0 ba · 880 sqft · Manufactured · 48 Days on market

Built 2019 Good condition 1,987 sqft lot ↓ 6% since listing

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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 +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

First-time homebuyer? Ready to downsize? Discover the ideal balance of city convenience and country charm in this well-maintained 2019 Broadmore manufactured home, offering 3 bedrooms and 2 bathrooms in Fairchild Community Manufactured Home Park. Designed with energy efficiency and comfort in mind, this Northwest-certified home features a smart floor plan that makes everyday living both functional and enjoyable. Location highlights: Minutes from shopping, schools, and Airway Heights, Close to Fairchild Air Force Base, Easy access to Northern Quest & Spokane Tribe casinos, Just a short drive to Downtown Spokane. Community details: Pet-friendly (2 pets up to 40 lbs each), Two parking sp

Key facts

• Smart floor plan
• Pet friendly
• 1,987 sq ft lot

Tags

• SMART FLOOR PLAN
• PET FRIENDLY
• EASY ACCESS TO CASINOS
• MINUTES FROM SHOPPING

Property features AI

Finance

• Financial info: $405 annual tax
• HOA & community: Located in Fairchild Comm mobile home park; Land lease: $715

Exterior

• Parking: Off-site parking; No designated on-site parking
• Utilities: High-speed internet available
• Home design: Manufactured home (Broadmore); Single-story (manufactured house)
• Construction: Wood siding; Composition roof; Block foundation; Skirted; Tie-downs; Axel removable
• Exterior features: Level, open lot; City street frontage; Paved road access; Paver block (parking surface)

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 3 bedrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Free-standing range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#497 in WA) — a working-class tenant base; expect higher turnover. Strengths: crime A, housing B; Watch: cost of living D+, amenities F, commute F.
• Medical Lake School District (town): math 51% / reading 64% proficiency, ranked #78 of 291 in WA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hallett Elementary School (494 students, 52% FRL); Medical Lake Middle School (397 students, 45% FRL); Medical Lake High School (520 students, 40% FRL) — zoned schools average 46% FRL vs 24% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 136 active listings in the ZIP; solid renter incomes; 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 19.22%
• Cash-on-cash: 46.18%
• DSCR: 3.05
• GRM: 3.7

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: 43.4%
• Equity multiple: 2.87×
• Total profit: $41,971
• Equity at exit: $11,928

10-year hold

• IRR: 49.5%
• Equity multiple: 5.79×
• Total profit: $107,360
• Equity at exit: $6,917

Cash invested: $22,400 (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 99022

• Home prices YoY: -23.9%
• Active inventory: 136
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $862

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 47%

Sensitivity live

Price	-10% $917	-5% $890	+0% $862	+5% $834	+10% $807
Rent	-10% $721	-5% $791	+0% $862	+5% $933	+10% $1,004
Rate	-1.0pp $902	-0.5pp $882	base $862	+0.5pp $841	+1.0pp $820

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $79,999 Active 48 DOM
2. 2026-06-18
   days on market $79,999 Active 45 DOM
3. 2026-06-17
   days on market $79,999 Active 44 DOM
4. 2026-06-16
   days on market $79,999 Active 43 DOM
5. 2026-06-15
   days on market $79,999 Active 42 DOM
6. 2026-06-14
   days on market $79,999 Active 40 DOM
7. 2026-06-13
   days on market $79,999 Active 39 DOM
8. 2026-06-10
   days on market $79,999 Active 37 DOM
9. 2026-06-09
   days on market $79,999 Active 36 DOM
10. 2026-06-08
    days on market $79,999 Active 35 DOM
11. 2026-06-07
    days on market $79,999 Active 34 DOM
12. 2026-06-05
    days on market $79,999 Active 31 DOM
13. 2026-06-03
    days on market $79,999 Active 30 DOM
14. 2026-06-02
    days on market $79,999 Active 29 DOM
15. 2026-06-01
    days on market $79,999 Active 28 DOM
16. 2026-05-31
    days on market $79,999 Active 27 DOM
17. 2026-05-31
    days on market $79,999 Active 26 DOM
18. 2026-05-04
    listed $79,999 Active 926-char remark
19. 2026-05-01
    historical
20. 2026-02-02
    listed $85,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,493
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$2,327
• Taxable income: $9,646
• Est. tax owed @ 24.0%: −$2,315
• After-tax cash flow: $8,030/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2019 Broadmore manufactured home is in good condition with a good condition score of 80. It is ready for a cosmetic rehab to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Add smart home features — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add smart home features — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Medical Lake School District
• NCES district ID: 5304950
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $57,496
• Composite: 51.41/100
• National rank: #3698
• State rank: #78 of 291 in WA

Livability — Fairchild AFB

• Score: 58/100
• State rank: #497
• US rank: #20638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spokane County · 496,401 people
• City population: 3,016
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 8,767
• Household income: $93,812
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 36.0

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Russian 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.37%
• Current HPI: 319.8943
• Rent YoY: —
• Metro: Spokane-Spokane Valley, 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

-5.9% since first listed

3 events — show timeline

• 2026-05-04 Listed $79,999 SPOKANEMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2026-02-02 Listed $85,000 SPOKANEMLS as Distributed by MLS Grid