25 Bryan Way · Lyle, WA 98635

$232,500

2 bd · 1.0 ba · 900 sqft · Manufactured · 101 Days on market

Built 1980 10,454 sqft lot ↓ 12% since listing

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this wonderful 2-bedroom, 1-bath home ideally located just out of town, up HWY 142 in Lyle Wa, steps away from the stunning Klickitat River and the expansive Klickitat Trail system. Enjoy easy living on the beautifully landscaped 0.24-acre lot, complete with city water and sewer connections. Cozy up in the inviting living space featuring a wood stove, or relax on the porch while soaking in the serene surroundings. With ample parking and a nice outbuilding for extra storage, this home is both practical and inviting. The property is privately fenced for added security and tranquility.Conveniently situated, you’ll have quick access to all that Lyle has to offer, including a wine bar, café, grocery store, restaurants, schools, and an epic windsurfing location.Don’t miss out on this incredible opportunity to call this charming home yours!

Key facts

• Outbuilding
• Wood stove
• Privately fenced

Tags

• LANDSCAPED LOT
• CITY WATER
• CITY SEWER
• WOOD STOVE
• OUTBUILDING
• PRIVATELY FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $232k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $232k).
• Recommended offer: $212k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#361 in WA) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A; Watch: health & safety C-, schools D+, employment D+.
• Lyle School District (rural): math 30% / reading 35% proficiency, ranked #261 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $211,575 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 8.1

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-7,077
• Equity at exit: $34,667

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $32,986
• Equity at exit: $20,102

Cash invested: $65,100 (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 98635

• Home prices YoY: -24.4%
• Active inventory: 55
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,384 medium
• Mortgage (P&I): −$1,219
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $482

Break-even live

Break-even rent $1,774

Max offer price $232,500

Occupancy floor 75%

Sensitivity live

Price	-10% $613	-5% $548	+0% $482	+5% $416	+10% $350
Rent	-10% $294	-5% $388	+0% $482	+5% $576	+10% $670
Rate	-1.0pp $599	-0.5pp $541	base $482	+0.5pp $422	+1.0pp $360

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $232,500 Active 101 DOM
2. 2026-06-18
   days on market $232,500 Active 100 DOM
3. 2026-06-17
   days on market $232,500 Active 99 DOM
4. 2026-06-16
   days on market $232,500 Active 98 DOM
5. 2026-06-15
   days on market $232,500 Active 97 DOM
6. 2026-06-14
   days on market $232,500 Active 95 DOM
7. 2026-06-12
   days on market $232,500 Active 94 DOM
8. 2026-06-09
   pricedays on market $232,500 Active 91 DOM
9. 2026-06-09
   status $242,500 Active 90 DOM
10. 2026-06-02
    statusdays on market $242,500 Pending 90 DOM
11. 2026-06-01
    days on market $242,500 Active 89 DOM
12. 2026-05-31
    days on market $242,500 Active 88 DOM
13. 2026-05-30
    days on market $242,500 Active 87 DOM
14. 2026-05-19
    price $242,500 875-char remark

    Show marketing remark (875 chars)

    Welcome to this wonderful 2-bedroom, 1-bath home ideally located just out of town, up HWY 142 in Lyle Wa, steps away from the stunning Klickitat River and the expansive Klickitat Trail system. Enjoy easy living on the beautifully landscaped 0.24-acre lot, complete with city water and sewer connections. Cozy up in the inviting living space featuring a wood stove, or relax on the porch while soaking in the serene surroundings. With ample parking and a nice outbuilding for extra storage, this home is both practical and inviting. The property is privately fenced for added security and tranquility.Conveniently situated, you’ll have quick access to all that Lyle has to offer, including a wine bar, café, grocery store, restaurants, schools, and an epic windsurfing location.Don’t miss out on this incredible opportunity to call this charming home yours!

15. 2026-04-23
    price $247,000 875-char remark

    Show marketing remark (875 chars)

    Welcome to this wonderful 2-bedroom, 1-bath home ideally located just out of town, up HWY 142 in Lyle Wa, steps away from the stunning Klickitat River and the expansive Klickitat Trail system. Enjoy easy living on the beautifully landscaped 0.24-acre lot, complete with city water and sewer connections. Cozy up in the inviting living space featuring a wood stove, or relax on the porch while soaking in the serene surroundings. With ample parking and a nice outbuilding for extra storage, this home is both practical and inviting. The property is privately fenced for added security and tranquility.Conveniently situated, you’ll have quick access to all that Lyle has to offer, including a wine bar, café, grocery store, restaurants, schools, and an epic windsurfing location.Don’t miss out on this incredible opportunity to call this charming home yours!

16. 2026-04-06
    price $252,500 875-char remark

    Show marketing remark (875 chars)

    Welcome to this wonderful 2-bedroom, 1-bath home ideally located just out of town, up HWY 142 in Lyle Wa, steps away from the stunning Klickitat River and the expansive Klickitat Trail system. Enjoy easy living on the beautifully landscaped 0.24-acre lot, complete with city water and sewer connections. Cozy up in the inviting living space featuring a wood stove, or relax on the porch while soaking in the serene surroundings. With ample parking and a nice outbuilding for extra storage, this home is both practical and inviting. The property is privately fenced for added security and tranquility.Conveniently situated, you’ll have quick access to all that Lyle has to offer, including a wine bar, café, grocery store, restaurants, schools, and an epic windsurfing location.Don’t miss out on this incredible opportunity to call this charming home yours!

17. 2026-03-27
    status Active 875-char remark

    Show marketing remark (875 chars)

    Welcome to this wonderful 2-bedroom, 1-bath home ideally located just out of town, up HWY 142 in Lyle Wa, steps away from the stunning Klickitat River and the expansive Klickitat Trail system. Enjoy easy living on the beautifully landscaped 0.24-acre lot, complete with city water and sewer connections. Cozy up in the inviting living space featuring a wood stove, or relax on the porch while soaking in the serene surroundings. With ample parking and a nice outbuilding for extra storage, this home is both practical and inviting. The property is privately fenced for added security and tranquility.Conveniently situated, you’ll have quick access to all that Lyle has to offer, including a wine bar, café, grocery store, restaurants, schools, and an epic windsurfing location.Don’t miss out on this incredible opportunity to call this charming home yours!

18. 2026-03-14
    status Pending 875-char remark

    Show marketing remark (875 chars)

    Welcome to this wonderful 2-bedroom, 1-bath home ideally located just out of town, up HWY 142 in Lyle Wa, steps away from the stunning Klickitat River and the expansive Klickitat Trail system. Enjoy easy living on the beautifully landscaped 0.24-acre lot, complete with city water and sewer connections. Cozy up in the inviting living space featuring a wood stove, or relax on the porch while soaking in the serene surroundings. With ample parking and a nice outbuilding for extra storage, this home is both practical and inviting. The property is privately fenced for added security and tranquility.Conveniently situated, you’ll have quick access to all that Lyle has to offer, including a wine bar, café, grocery store, restaurants, schools, and an epic windsurfing location.Don’t miss out on this incredible opportunity to call this charming home yours!

19. 2026-03-04
    price $255,000 875-char remark

    Show marketing remark (875 chars)

    Welcome to this wonderful 2-bedroom, 1-bath home ideally located just out of town, up HWY 142 in Lyle Wa, steps away from the stunning Klickitat River and the expansive Klickitat Trail system. Enjoy easy living on the beautifully landscaped 0.24-acre lot, complete with city water and sewer connections. Cozy up in the inviting living space featuring a wood stove, or relax on the porch while soaking in the serene surroundings. With ample parking and a nice outbuilding for extra storage, this home is both practical and inviting. The property is privately fenced for added security and tranquility.Conveniently situated, you’ll have quick access to all that Lyle has to offer, including a wine bar, café, grocery store, restaurants, schools, and an epic windsurfing location.Don’t miss out on this incredible opportunity to call this charming home yours!

20. 2026-02-19
    listed $275,000 Active 875-char remark

    Show marketing remark (875 chars)

    Welcome to this wonderful 2-bedroom, 1-bath home ideally located just out of town, up HWY 142 in Lyle Wa, steps away from the stunning Klickitat River and the expansive Klickitat Trail system. Enjoy easy living on the beautifully landscaped 0.24-acre lot, complete with city water and sewer connections. Cozy up in the inviting living space featuring a wood stove, or relax on the porch while soaking in the serene surroundings. With ample parking and a nice outbuilding for extra storage, this home is both practical and inviting. The property is privately fenced for added security and tranquility.Conveniently situated, you’ll have quick access to all that Lyle has to offer, including a wine bar, café, grocery store, restaurants, schools, and an epic windsurfing location.Don’t miss out on this incredible opportunity to call this charming home yours!

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$1,258/yr (+$105/mo · 123.3%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,603
• − Mortgage interest: −$13,024
• − Property taxes: −$1,020
• − Insurance: −$1,162
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$6,764
• Taxable income: $2,056
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $5,289/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: Lyle School District
• NCES district ID: 5304590
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $44,641
• Composite: 30.49/100
• National rank: #11492
• State rank: #261 of 291 in WA

Livability — Lyle

• Score: 64/100
• State rank: #361
• US rank: #13734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyle, WA
• Population (ZIP): 2,033

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 7% Italian 6% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.22%
• Current HPI: 251.2278
• 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

-11.8% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $242,500 RMLS
• 2026-04-23 Price Changed $247,000 RMLS
• 2026-04-06 Price Changed $252,500 RMLS
• 2026-03-27 Relisted — RMLS
• 2026-03-14 Pending — RMLS
• 2026-03-04 Price Changed $255,000 RMLS
• 2026-02-19 Listed $275,000 RMLS

Property tax history

+2.5%/yr

Latest (2026): $1,020 · +35.1% YoY. Source: county tax records.