1321 Fort · Walla Walla, WA 99362

$164,000

3 bd · 2.0 ba · 910 sqft · Manufactured public records · 14 Days on market

Built 2022 Good condition

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL AGES WELCOME! 1 YEAR FREE RENT WITH ACCEPTABLE OFFER! New 2 bedroom, 2 bath manufactured home, located in Rancho Villa. Open concept living w/ a spacious living & dining room. Kitchen has ample counter & cupboard space. Island w/ bar seating & more storage. Tiled backsplash. New appliances in the kitchen are included. Neutral colors throughout. Primary bedroom w/ large closet. Primary bathroom w/ step-in shower. 2nd bedroom plus full guest bathroom. Separate utility room. You will enjoy the community park, walking trails nearby & clubhouse for residents. Close to shopping & restaurants. Buyer must be approved by park management. Heat pump and Carport to be

Key facts

• Ample counter space
• Open concept living
• Large closet

Tags

• OPEN CONCEPT LIVING
• AMPLE COUNTER SPACE
• ISLAND WITH BAR SEATING
• TILED BACKSPLASH
• NEW APPLIANCES
• LARGE CLOSET

Property features AI

Finance

• Other: Property type: Residential - Manufactured Home
• Financial info: Listing terms: Cash, Conventional
• HOA & community: Land lease: $650

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; Public sewer
• Home design: Manufactured double-wide home; Single level; Manufactured after 6/15/1976; Very good condition; Mobile home remains; Tie-down foundation
• Construction: Wood construction; Composition roof
• Exterior features: Wood exterior products; Corner lot; Clubhouse (manufactured home park amenity)

Interior

• Kitchen: Dishwasher, Refrigerator, Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Dishwasher, Refrigerator, Stove/Range; Vinyl plank and carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $164k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (5.9% below list).
• Recommended offer: $154k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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); 422 active listings in the ZIP; 11 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; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $154,341 (5.9% 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. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $49,140
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 Dixie Ln	0.03mi	2/2.0 (-1)	924 (+2%)	0mo	$44,000	$48	90
1308 Fort Ln	0.03mi	2/2.0 (-1)	924 (+2%)	10mo	$18,500	$20	83
1240 Jones Dr	0.28mi	3/2.0	938 (+3%)	2mo	$60,000	$64	80
1317 Fort Ln	0.01mi	2/1.0 (-1)	924 (+2%)	21mo	$49,000	$53	71
1309 Tollgate Ln	0.07mi	2/1.0 (-1)	882 (-3%)	23mo	$17,000	$19	64
1308 Samuel Dr	0.25mi	2/1.0 (-1)	826 (-9%)	5mo	$45,000	$54	60
1218 Arkansas	0.31mi	2/2.0 (-1)	1,000 (+10%)	13mo	$159,000	$159	53
1205 Arkansas Dr	0.33mi	2/1.0 (-1)	840 (-8%)	12mo	$65,000	$77	53
1253 Arkansas Dr	0.34mi	2/1.0 (-1)	800 (-12%)	6mo	$44,900	$56	50
1264 Jones Dr	0.30mi	2/2.0 (-1)	1,040 (+14%)	10mo	$125,000	$120	49
1306 Dixie Ln	0.03mi	2/1.0 (-1)	784 (-14%)	23mo	$15,000	$19	48

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-12,947
• Equity at exit: $24,453

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,532
• Equity at exit: $14,180

Cash invested: $45,920 (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: 422
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$860
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $230

Break-even live

Break-even rent $1,253

Max offer price $164,000

Occupancy floor 80%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Marjorie Pl Unit marj208 Walla Walla, WA	3.0	2.0	1080	$1,295	$1.20	43d	1	0.86mi
1914 Sunset Dr Unit 1914SUN-B Walla Walla, WA	2.0	1.5	952	$1,625	$1.71	43d	1	0.91mi
101 Kenwood St #205 Walla Walla, WA	2.0	1.0	845	$1,325	$1.57	43d	1	0.95mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	43d	1	1.01mi
831 S 2nd Ave #2 Walla Walla, WA	2.0	1.0	620	$1,495	$2.41	43d	1	1.16mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	43d	1	1.19mi
255 Elder Pl #3 College Place, WA	2.0	1.0	889	$1,415	$1.59	43d	1	1.34mi
2121 S 2nd Ave Apt 304 Walla Walla, WA	2.0	1.5	975	$1,530	$1.57	43d	1	1.39mi
420 Catherine St #3 Walla Walla, WA	2.0	1.0	890	$1,295	$1.46	43d	1	1.41mi
705 SE Scenic View Dr Unit 2 TOP FLOOR College Place, WA	2.0	1.0	800	$1,450	$1.81	43d	1	1.46mi
211 SE 3rd St Unit Irisview 327-101 College Place, WA	2.0	1.0	800	$1,295	$1.62	43d	1	1.46mi

Listing history 11 events

1. 2026-06-19
   days on market $164,000 Active 14 DOM
2. 2026-06-18
   days on market $164,000 Active 13 DOM
3. 2026-06-17
   days on market $164,000 Active 12 DOM
4. 2026-06-16
   days on market $164,000 Active 11 DOM
5. 2026-06-15
   days on market $164,000 Active 10 DOM
6. 2026-06-14
   days on market $164,000 Active 8 DOM
7. 2026-06-12
   days on market $164,000 Active 7 DOM
8. 2026-06-09
   days on market $164,000 Active 4 DOM
9. 2026-06-08
   days on market $164,000 Active 3 DOM
10. 2026-06-07
    remarks 679-char remark
11. 2026-06-07
    listed $164,000 Active 2 DOM

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $1,607 · $134/mo
• Expected delta: +$871/yr (+$73/mo · 118.2%)

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

Taxation est. · year 1

• Rental income: $18,521
• − Mortgage interest: −$9,187
• − Property taxes: −$737
• − Insurance: −$820
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,771
• Taxable income: $43
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,744/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 manufactured home is in good condition with recent updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both New flooring in bathrooms — Improves functionality and aesthetics in bathrooms.
• Both New lighting fixtures — Enhances interior aesthetics and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics in bathrooms. ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-05 Listed $164,000 NWMLS as Distributed by MLS Grid

Property tax history

-1.3%/yr

Latest (2026): $737 · -1.3% YoY. Source: county tax records.