150 Nix Ln · Centralia, WA 98531

$76,000

2 bd · 1.0 ba · 960 sqft · Other public records · 48 Days on market

Built 1977 $79/sqft · 64% below area ↓ 18% 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 +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 150 Nix Lane in Country Life Estates, an all-age park offering a peaceful country setting. This move-in ready home has been thoughtfully refreshed with fresh interior and exterior paint, newer flooring, updated windows, and warm cinnamon interior accents that create a rich, inviting feel throughout. The spacious layout features a large living room, dining area, and a well-designed kitchen with newer range, refrigerator, and dishwasher, pantry space, and freshly painted cabinets. Two generously sized bedrooms share a walk-in closet with built-in organization, while the primary bedroom includes a private updated bath with a corner shower. A dedicated laundry area with storage inclu

Key facts

• Move-in ready
• Newer flooring
• Refreshed interior

Tags

• MOVE-IN READY
• REFRESHED INTERIOR
• REFRESHED EXTERIOR
• NEWER FLOORING
• UPDATED WINDOWS
• LARGE LIVING ROOM

Property features AI

Finance

• Other: Taxes listed (annual): $478.25
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Country Life Estates (approximately 98 homes in the park); Park approved for sale; Park amenities include high-speed internet availability and a playground; Pets allowed — see remarks; Monthly land lease: $656

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Electric energy source; Public water; Public sewer; Electric water heater; Power provided by City of Centralia; Water provided by City of Centralia; Sewer provided by City of Centralia; Cable connected (Xfinity); Internet connected (Xfinity)
• Home design: Manufactured double-wide home; Single-story; Good condition; Has a view; Mobile home remains on site
• Construction: Metal/vinyl construction materials; Vinyl skirting; Tie-down foundation; Roof: see remarks; Manufactured after 6/15/1976
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Corner lot; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Heat pump; Cooling via forced air and heat pump
• Interior features: Water heater; Electric fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $76k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 3.0% in Centralia — 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 81/100 on livability (#81 in WA, #1,497 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, cost of living A; Watch: crime C-, employment F.
• Centralia School District (town): math 39% / reading 52% proficiency, ranked #187 of 291 in WA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington Elementary School (309 students, 80% FRL); Centralia High School (986 students, 70% FRL).
• Market conditions: Rents rising (+3.0%/yr); 258 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lewis County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k 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 ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $13k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $73,720 (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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.97% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.32%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (median comp): $238,188
• List price: $76,000
• Delta: -68.09%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.7%
• Equity multiple: 2.56×
• Total profit: $33,208
• Equity at exit: $11,332

10-year hold

• IRR: 43.3%
• Equity multiple: 5.11×
• Total profit: $87,504
• Equity at exit: $6,571

Cash invested: $21,280 (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 98531

• Rents YoY: 3.0%
• Active inventory: 258
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $715

Break-even live

Break-even rent $595

Max offer price $76,000

Occupancy floor 47%

Sensitivity live

Price	-10% $758	-5% $736	+0% $715	+5% $693	+10% $672
Rent	-10% $596	-5% $656	+0% $715	+5% $774	+10% $833
Rate	-1.0pp $753	-0.5pp $734	base $715	+0.5pp $695	+1.0pp $675

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Grand Ave Unit B Centralia, WA	2.0	1.0	1050	$1,495	$1.42	44d	1	1.26mi

Listing history 20 events

1. 2026-06-19
   days on market $76,000 Active 48 DOM
2. 2026-06-18
   days on market $76,000 Active 47 DOM
3. 2026-06-17
   days on market $76,000 Active 46 DOM
4. 2026-06-16
   days on market $76,000 Active 45 DOM
5. 2026-06-15
   days on market $76,000 Active 44 DOM
6. 2026-06-14
   days on market $76,000 Active 42 DOM
7. 2026-06-12
   days on market $76,000 Active 41 DOM
8. 2026-06-09
   days on market $76,000 Active 38 DOM
9. 2026-06-08
   days on market $76,000 Active 37 DOM
10. 2026-06-07
    days on market $76,000 Active 36 DOM
11. 2026-06-07
    days on market $76,000 Active 35 DOM
12. 2026-06-03
    days on market $76,000 Active 32 DOM
13. 2026-06-02
    days on market $76,000 Active 31 DOM
14. 2026-06-01
    pricedays on market $76,000 Active 30 DOM
15. 2026-05-31
    days on market $89,000 Active 29 DOM
16. 2026-05-30
    days on market $89,000 Active 28 DOM
17. 2026-05-02
    listed $89,000 Active
18. 2023-04-06
    soldstatus $91,000 Closed
19. 2023-03-16
    status Pending
20. 2023-02-07
    listed $92,500 Active

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$267/yr (+$22/mo · 55.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$4,257
• − Property taxes: −$478
• − Insurance: −$380
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,211
• Taxable income: $7,794
• Est. tax owed @ 24.0%: −$1,871
• After-tax cash flow: $6,709/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: Centralia School District
• NCES district ID: 5301140
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $38,851
• Composite: 40.17/100
• National rank: #7832
• State rank: #187 of 291 in WA

Livability — Centralia

• Score: 81/100
• State rank: #81
• US rank: #1497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lewis County · 27,337 people
• City population: 27,337
• Metro: Centralia, WA
• Population (ZIP): 27,337
• Household income: $63,406
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1000.0

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 16% Tagalog/Filipino 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -249.98%
• Current HPI: 378.6936
• Rent YoY: ▲ 3.00%
• Metro: Centralia, 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

-17.8% since first listed

5 events — show timeline

• 2026-05-31 Price Changed $76,000 NWMLS as Distributed by MLS Grid
• 2026-05-02 Listed $89,000 NWMLS as Distributed by MLS Grid
• 2023-04-06 Sold (MLS) $91,000 NWMLS as Distributed by MLS Grid
• 2023-03-16 Pending — NWMLS as Distributed by MLS Grid
• 2023-02-07 Listed $92,500 NWMLS as Distributed by MLS Grid

Property tax history

+11.3%/yr

Latest (2026): $478 · +9.3% YoY. Source: county tax records.