5 Columbia Dr #2 · Barney's Junction, WA 99141

$75,000

1 bd · 1.0 ba · 480 sqft · SingleFamily · 142 Days on market

Built 2025 Good condition 5.88 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

Key facts

• Large covered porch
• Convenient location
• 5.88 acre lot

Tags

• CONVENIENT LOCATION
• LARGE COVERED PORCH
• SEPARATELY METERED FOR POWER
• RECREATION OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 1.6% in Barney's Junction — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kettle Falls School District (rural): math 37% / reading 58% proficiency, ranked #171 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kettle Falls Elementary School (304 students, 62% FRL); Kettle Falls Middle School (237 students, 68% FRL); Kettle Falls High School (237 students, 65% FRL) — zoned schools average 65% FRL vs 46% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 120 active listings in the ZIP; 25 units permitted in Ferry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Ferry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $22k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.69%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.74×
• Total profit: $57,470
• Equity at exit: $67,566

10-year hold

• IRR: 30.4%
• Equity multiple: 8.44×
• Total profit: $156,230
• Equity at exit: $145,709

Cash invested: $21,000 (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 99141

• Home prices YoY: 10.2%
• Active inventory: 120
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $261

Break-even live

Break-even rent $672

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $303	-5% $282	+0% $261	+5% $239	+10% $218
Rent	-10% $182	-5% $221	+0% $261	+5% $300	+10% $340
Rate	-1.0pp $298	-0.5pp $280	base $261	+0.5pp $241	+1.0pp $221

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $75,000 Active 142 DOM
2. 2026-06-21
   days on market $75,000 Active 141 DOM
3. 2026-06-18
   days on market $75,000 Active 139 DOM
4. 2026-06-17
   days on market $75,000 Active 138 DOM
5. 2026-06-16
   days on market $75,000 Active 137 DOM
6. 2026-06-15
   days on market $75,000 Active 136 DOM
7. 2026-06-15
   days on market $75,000 Active 135 DOM
8. 2026-06-13
   days on market $75,000 Active 134 DOM
9. 2026-06-12
   days on market $75,000 Active 133 DOM
10. 2026-06-09
    days on market $75,000 Active 130 DOM
11. 2026-06-08
    days on market $75,000 Active 129 DOM
12. 2026-06-08
    days on market $75,000 Active 128 DOM
13. 2026-06-07
    days on market $75,000 Active 127 DOM
14. 2026-06-03
    days on market $75,000 Active 124 DOM
15. 2026-06-02
    days on market $75,000 Active 123 DOM
16. 2026-06-01
    days on market $75,000 Active 122 DOM
17. 2026-05-31
    days on market $75,000 Active 121 DOM
18. 2026-04-21
    price $75,000

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

19. 2026-04-21
    price $75,000 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

20. 2026-04-21
    price $75,000 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

21. 2026-03-06
    price $89,000

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

22. 2026-03-06
    price $89,000 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

23. 2026-03-06
    price $89,000 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

24. 2026-01-30
    listed $97,000 Active
25. 2026-01-06
    price $97,000 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

26. 2025-12-22
    listed $98,000 Active 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

27. 2025-11-18
    price $98,000 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

28. 2025-11-02
    status Active 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

29. 2025-11-02
    historical 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

30. 2025-09-12
    listed $99,000 Active 767-char remark

    Show marketing remark (767 chars)

    Convenient location with a 480 sq ft 1BR/1BA home available in Lakeside Mobile Home Park. Come live by the river in a home complete with refrigerator, dishwasher, microwave, electric stove & separate laundry room. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Space Rent $375/month covers W/ S/G and irrigation water when Lake Roosevelt is full.

31. 2021-12-02
    soldstatus $825,000

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$259/yr (+$22/mo · 54.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,020
• − Mortgage interest: −$4,201
• − Property taxes: −$476
• − Insurance: −$1,172
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,182
• Taxable income: $2,065
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,632/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 single-family home in Lakeside Mobile Home Park is in good condition with modern updates and a good location. It's ready for a new owner to move in.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace sliding glass doors — Enhances natural light and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace sliding glass doors — Enhances natural light and value ↑

ⓘ 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: Kettle Falls School District
• NCES district ID: 5303990
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $43,206
• Composite: 42.14/100
• National rank: #7028
• State rank: #171 of 291 in WA

Livability — Barney's Junction

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Barney's Junction, WA
• Population (ZIP): 6,272

Population outlook (Ferry County) Hauer SSP2

• Today (2025): 7,408 people
• By 2030: 7,210 · -2.7%
• By 2040: 6,714 · -9.4%
• By 2050: 6,331 · -14.5%
• By 2075: 5,599 · -24.4%
• By 2100: 5,057 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 11% Lithuanian 5% Iranian 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Ferry

• 2024 margin: Solid R (+33.0) · D 32.1% · R 65.1% · Other 2.8%
• 2008→2024 swing: -20.2pp toward R · 2008: -12.8pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+29.4 2016: R+30.5 2012: R+20.4 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.15%
• Current HPI: 476.88
• 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

-90.9% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $75,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $75,000 NEWMLS
• 2026-03-06 Price Changed $89,000 NWMLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $89,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $89,000 NEWMLS
• 2026-01-30 Listed $97,000 NWMLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $97,000 NEWMLS
• 2025-12-22 Listed $98,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $98,000 NEWMLS
• 2025-11-02 Relisted — NEWMLS
• 2025-11-02 Delisted — NEWMLS
• 2025-09-12 Listed $99,000 NEWMLS
• 2021-12-02 Sold (Public Records) $825,000 Public Records

Property tax history

+41.5%/yr

Latest (2026): $476 · +571.4% YoY. Source: county tax records.