120 N Violet Ave · Kahlotus, WA 99335

$200,000

4 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 61 Days on market

Built 1960 9,583 sqft lot

---

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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Here is your chance to get a good deal on a home that needs a little sweat equity to become your primary home, or even a two-income, duplex rental, as it previously was. Great option for an investor, a landlord, or a buyer who is capable of doing a bit of remodeling. Lots of potential for the savvy buyer with good vision for the possibilities. .. Schedule a showing now. (includes adjacent lot 102043021)

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Attached 2-car garage (2 covered parking spaces, 2 total parking spaces)
• Utilities: Public water; Septic sewer; Electricity connected / electric on property
• Home design: Single-family residence, site-built on owned lot; One level / single-story; New construction
• Construction: Block and wood siding construction
• Exterior features: Metal roof; Residential zoning; Lot approximately 0.22 acres (about 9,583 sq ft)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Wood burning stove fireplace (2 total fireplaces); No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1 ($16/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 $156k (22.2% below list).
• Recommended offer: $156k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#499 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools D-.
• Kahlotus School District (rural): math 21% / reading 40% proficiency, ranked #266 of 291 in WA (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 981 units permitted in Franklin County in 2024 (517 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Franklin County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $200k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,600 (22.2% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
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: 0.78% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.7

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: 7.5%
• Equity multiple: 1.43×
• Total profit: $24,108
• Equity at exit: $89,929

10-year hold

• IRR: 10.2%
• Equity multiple: 2.53×
• Total profit: $85,634
• Equity at exit: $138,591

Cash invested: $56,000 (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 99335

• Active inventory: 4
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $1

Break-even live

Break-even rent $1,554

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $58	+0% $1	+5% $-55	+10% $-112
Rent	-10% $-122	-5% $-60	+0% $1	+5% $63	+10% $124
Rate	-1.0pp $102	-0.5pp $52	base $1	+0.5pp $-50	+1.0pp $-103

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $200,000 Active 61 DOM
2. 2026-06-18
   days on market $200,000 Active 58 DOM
3. 2026-06-17
   days on market $200,000 Active 57 DOM
4. 2026-06-16
   days on market $200,000 Active 56 DOM
5. 2026-06-15
   days on market $200,000 Active 55 DOM
6. 2026-06-14
   days on market $200,000 Active 53 DOM
7. 2026-06-13
   days on market $200,000 Active 52 DOM
8. 2026-06-10
   days on market $200,000 Active 50 DOM
9. 2026-06-09
   days on market $200,000 Active 49 DOM
10. 2026-06-08
    days on market $200,000 Active 48 DOM
11. 2026-06-07
    days on market $200,000 Active 47 DOM
12. 2026-06-05
    days on market $200,000 Active 44 DOM
13. 2026-06-02
    days on market $200,000 Active 42 DOM
14. 2026-06-01
    days on market $200,000 Active 41 DOM
15. 2026-05-31
    days on market $200,000 Active 40 DOM
16. 2026-05-30
    days on market $200,000 Active 39 DOM
17. 2026-04-21
    listed $200,000 Active 406-char remark
18. 1999-04-28
    soldstatus $50,000

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$811/yr (+$68/mo · 70.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,672
• − Mortgage interest: −$11,203
• − Property taxes: −$1,149
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$5,818
• Taxable loss: −$3,486
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $853/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: Kahlotus School District
• NCES district ID: 5303780
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $44,106
• Composite: 28.83/100
• National rank: #11968
• State rank: #266 of 291 in WA

Livability — Kahlotus

• Score: 58/100
• State rank: #499
• US rank: #20672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kahlotus, WA
• Population (ZIP): 229

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 108,530 people
• By 2030: 118,705 · +9.4%
• By 2040: 140,053 · +29.0%
• By 2050: 162,360 · +49.6%
• By 2075: 217,667 · +100.6%
• By 2100: 264,533 · +143.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 25% Two or more races 10%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 9% Slovak 7% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Franklin

• 2024 margin: Strong R (+22.7) · D 37.4% · R 60.1% · Other 2.4%
• 2008→2024 swing: +1.0pp toward D · 2008: -23.7pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+14.5 2016: R+17.1 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+300.0% since first listed

2 events — show timeline

• 2026-04-21 Listed $200,000 PACMLS
• 1999-04-28 Sold (Public Records) $50,000 Public Records

Property tax history

+8.1%/yr

Latest (2026): $1,149 · +4.5% YoY. Source: county tax records.