716 Washington St · Lyle, WA 98635

$250,000

2 bd · 1.5 ba · 1,732 sqft · SingleFamily public records · 77 Days on market

Built 1960 10,018 sqft lot $144/sqft · 43% below area Est $441k · 43% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• 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

Investment opportunity awaits your creative mind. This home was formerly a 2 bedroom, 2 bath home that's been "gutted" with plans to make it a duplex. The owner has plans for the conversion or it could be kept as a single family home. The conversion has been permitted and the permit is transferable if the new owner so desires. It is situated on a large lot that can accommodate parking for both units, but the seller owns an adjacent parcel and is willing to provide a deeded ingress/egress easement across said parcel so the home can be accessed from both sides.

Key facts

• Gutted home
• Permitted conversion
• Plans for conversion

Tags

• INVESTMENT OPPORTUNITY
• GUTTED HOME
• PLANS FOR CONVERSION
• PERMITTED CONVERSION
• LARGE LOT
• DEEDED INGRESS EASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $440,958
• List price: $250,000
• Delta: -43.31%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Balfour St	0.18mi	3/2.0 (+1)	1,730 (-0%)	17mo	$550,000	$318	70
401 Third St	0.35mi	3/2.0 (+1)	1,526 (-12%)	16mo	$445,000	$292	44
510 Tacoma Ave	0.45mi	3/2.0 (+1)	1,501 (-13%)	12mo	$459,000	$306	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,658
• Equity at exit: $37,276

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $55,542
• Equity at exit: $21,615

Cash invested: $70,000 (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 98635

• Home prices YoY: -24.4%
• Active inventory: 55
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,791 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $663

Break-even live

Break-even rent $1,952

Max offer price $250,000

Occupancy floor 71%

Sensitivity live

Price	-10% $805	-5% $734	+0% $663	+5% $592	+10% $522
Rent	-10% $443	-5% $553	+0% $663	+5% $773	+10% $884
Rate	-1.0pp $789	-0.5pp $727	base $663	+0.5pp $598	+1.0pp $533

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $250,000 Active 77 DOM
2. 2026-06-18
   days on market $250,000 Active 76 DOM
3. 2026-06-17
   days on market $250,000 Active 75 DOM
4. 2026-06-16
   days on market $250,000 Active 74 DOM
5. 2026-06-15
   days on market $250,000 Active 73 DOM
6. 2026-06-14
   days on market $250,000 Active 71 DOM
7. 2026-06-12
   days on market $250,000 Active 70 DOM
8. 2026-06-09
   days on market $250,000 Active 67 DOM
9. 2026-06-08
   days on market $250,000 Active 66 DOM
10. 2026-06-07
    days on market $250,000 Active 65 DOM
11. 2026-06-05
    days on market $250,000 Active 62 DOM
12. 2026-06-02
    days on market $250,000 Active 60 DOM
13. 2026-06-01
    days on market $250,000 Active 59 DOM
14. 2026-05-31
    days on market $250,000 Active 58 DOM
15. 2026-05-30
    days on market $250,000 Active 57 DOM
16. 2026-04-03
    listed $250,000 Active 579-char remark

    Show marketing remark (579 chars)

    Investment opportunity awaits your creative mind. This home was formerly a 2 bedroom, 2 bath home that's been "gutted" with plans to make it a duplex. The owner has plans for the conversion or it could be kept as a single family home. The conversion has been permitted and the permit is transferable if the new owner so desires. It is situated on a large lot that can accommodate parking for both units, but the seller owns an adjacent parcel and is willing to provide a deeded ingress/egress easement across said parcel so the home can be accessed from both sides.

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $2,450 · $204/mo
• Expected delta: +$931/yr (+$78/mo · 61.3%)

ⓘ 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 8 d/yr ≥93°F today · 17 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: $33,493
• − Mortgage interest: −$14,004
• − Property taxes: −$1,519
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$7,273
• Taxable income: $4,089
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $6,977/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

1 event — show timeline

• 2026-04-03 Listed $250,000 RMLS

Property tax history

+40.8%/yr

Latest (2026): $1,519 · -23.4% YoY. Source: county tax records.