565 Canyon Rd · Lyle, WA 98635

$229,000

1 bd · 1.0 ba · 736 sqft · SingleFamily public records · 44 Days on market

Built 2017 2.00 ac lot $311/sqft · 31% below area Est $446k · 49% under ↓ 8% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• 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

Private 2-Acre Retreat with Solar, Well & 2 Cabins! Escape to your own peaceful, woodsy 2-acre property offering privacy and a true off-grid feel. This unique parcel is well-suited for recreation, camping, or future development (buyer to verify). The property features a solar power system with battery storage and a strong-producing 50 GPM well (not yet connected to structures). Existing improvements include a cozy cabin with woodstove and loft, plus a separate room with tub and toilet ready for future plumbing. A spacious 700 sq ft cinder block building on a slab foundation offers additional versatility—fully sheet-rocked and equipped with its own woodstove. The land has been enjoyed extensively for camping and outdoor living, with a driveway and turnaround already in place at the top of the property. Zoned General Rural. Buyer to perform due diligence regarding current and future use. Great off-grid self-sustainable capability. Conveniently located within reasonable distance to Lyle, The Dalles, and White Salmon, while still offering a secluded, back-to-nature setting.

Key facts

• Cozy cabin
• Solar power system
• 2 acre retreat

Tags

• 2 ACRE RETREAT
• SOLAR POWER SYSTEM
• STRONG PRODUCING WELL
• COZY CABIN
• CINDER BLOCK BUILDING
• DRIVEWAY AND TURNAROUND

Property features AI

Finance

• Other: 2-acre lot (1 to 2.99 acres); Zoning: GR; Property has a view; Located at 565 Canyon Rd, Lyle, WA

Exterior

• Parking: Driveway
• Utilities: Well water; Sewer: Other; Fuel: Wood burning; Solar hot water
• Home design: Single-family residence (resale); Main-level living areas including kitchen, living room, family room, dining room and great room
• Construction: Built in 2017; Metal roof; Concrete perimeter and pier/pillar foundation
• Exterior features: Stone and wood siding exterior; Paved road access; Sloped, wooded lot; Territorial and trees/woods views

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Primary bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom on the main level
• Heating & cooling: Passive solar heating; No central cooling
• Interior features: Double-pane windows; Wood-burning stove; Two fireplaces; Passive solar heating
• Laundry & utility: Solar hot water system with tank

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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 $214k (6.5% below list).
• Recommended offer: $214k (6.5% below list) — sets the bar for 1% rule.

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-, employment D+, amenities F.
• 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.
• Zoned schools: Dallesport Elementary (96 students, 82% FRL); Lyle Middle School (49 students, 84% FRL); Lyle High School (67 students, 75% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 44 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) 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 $214,152 (6.5% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.94% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $446,419
• List price: $229,000
• Delta: -48.70%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
585 Canyon Rd	0.19mi	1/1.0	750 (+2%)	21mo	$360,000	$480	70

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-21,054
• Equity at exit: $34,145

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,183
• Equity at exit: $19,800

Cash invested: $64,120 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$143 /mo · $1,710/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $253

Break-even live

Break-even rent $1,821

Max offer price $229,000

Occupancy floor 83%

Sensitivity live

Price	-10% $383	-5% $318	+0% $253	+5% $188	+10% $123
Rent	-10% $84	-5% $168	+0% $253	+5% $338	+10% $422
Rate	-1.0pp $368	-0.5pp $311	base $253	+0.5pp $194	+1.0pp $133

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $229,000 Active 44 DOM
2. 2026-06-19
   days on market $229,000 Active 42 DOM
3. 2026-06-18
   days on market $229,000 Active 41 DOM
4. 2026-06-17
   days on market $229,000 Active 40 DOM
5. 2026-06-16
   days on market $229,000 Active 39 DOM
6. 2026-06-15
   days on market $229,000 Active 38 DOM
7. 2026-06-14
   days on market $229,000 Active 36 DOM
8. 2026-06-12
   days on market $229,000 Active 35 DOM
9. 2026-06-09
   days on market $229,000 Active 32 DOM

   Show marketing remark (1099 chars)

   Private 2-Acre Retreat with Solar, Well & 2 Cabins! Escape to your own peaceful, woodsy 2-acre property offering privacy and a true off-grid feel. This unique parcel is well-suited for recreation, camping, or future development (buyer to verify). The property features a solar power system with battery storage and a strong-producing 50 GPM well (not yet connected to structures). Existing improvements include a cozy cabin with woodstove and loft, plus a separate room with tub and toilet ready for future plumbing. A spacious 700 sq ft cinder block building on a slab foundation offers additional versatility—fully sheet-rocked and equipped with its own woodstove. The land has been enjoyed extensively for camping and outdoor living, with a driveway and turnaround already in place at the top of the property. Zoned General Rural. Buyer to perform due diligence regarding current and future use. Great off-grid self-sustainable capability. Conveniently located within reasonable distance to Lyle, The Dalles, and White Salmon, while still offering a secluded, back-to-nature setting.

10. 2026-06-09
    price $229,000 Active 31 DOM

    Show marketing remark (1099 chars)

    Private 2-Acre Retreat with Solar, Well & 2 Cabins! Escape to your own peaceful, woodsy 2-acre property offering privacy and a true off-grid feel. This unique parcel is well-suited for recreation, camping, or future development (buyer to verify). The property features a solar power system with battery storage and a strong-producing 50 GPM well (not yet connected to structures). Existing improvements include a cozy cabin with woodstove and loft, plus a separate room with tub and toilet ready for future plumbing. A spacious 700 sq ft cinder block building on a slab foundation offers additional versatility—fully sheet-rocked and equipped with its own woodstove. The land has been enjoyed extensively for camping and outdoor living, with a driveway and turnaround already in place at the top of the property. Zoned General Rural. Buyer to perform due diligence regarding current and future use. Great off-grid self-sustainable capability. Conveniently located within reasonable distance to Lyle, The Dalles, and White Salmon, while still offering a secluded, back-to-nature setting.

11. 2026-06-08
    days on market $249,000 Active 31 DOM
12. 2026-06-07
    days on market $249,000 Active 30 DOM
13. 2026-06-05
    days on market $249,000 Active 27 DOM
14. 2026-06-02
    days on market $249,000 Active 25 DOM
15. 2026-06-01
    days on market $249,000 Active 24 DOM
16. 2026-05-31
    days on market $249,000 Active 23 DOM
17. 2026-05-30
    days on market $249,000 Active 22 DOM
18. 2026-04-17
    listed $249,000 Active 1099-char remark

    Show marketing remark (1099 chars)

    Private 2-Acre Retreat with Solar, Well & 2 Cabins! Escape to your own peaceful, woodsy 2-acre property offering privacy and a true off-grid feel. This unique parcel is well-suited for recreation, camping, or future development (buyer to verify). The property features a solar power system with battery storage and a strong-producing 50 GPM well (not yet connected to structures). Existing improvements include a cozy cabin with woodstove and loft, plus a separate room with tub and toilet ready for future plumbing. A spacious 700 sq ft cinder block building on a slab foundation offers additional versatility—fully sheet-rocked and equipped with its own woodstove. The land has been enjoyed extensively for camping and outdoor living, with a driveway and turnaround already in place at the top of the property. Zoned General Rural. Buyer to perform due diligence regarding current and future use. Great off-grid self-sustainable capability. Conveniently located within reasonable distance to Lyle, The Dalles, and White Salmon, while still offering a secluded, back-to-nature setting.

19. 2026-04-17
    listed $249,000 Active 1098-char remark

    Show marketing remark (1099 chars)

    Private 2-Acre Retreat with Solar, Well & 2 Cabins! Escape to your own peaceful, woodsy 2-acre property offering privacy and a true off-grid feel. This unique parcel is well-suited for recreation, camping, or future development (buyer to verify). The property features a solar power system with battery storage and a strong-producing 50 GPM well (not yet connected to structures). Existing improvements include a cozy cabin with woodstove and loft, plus a separate room with tub and toilet ready for future plumbing. A spacious 700 sq ft cinder block building on a slab foundation offers additional versatility—fully sheet-rocked and equipped with its own woodstove. The land has been enjoyed extensively for camping and outdoor living, with a driveway and turnaround already in place at the top of the property. Zoned General Rural. Buyer to perform due diligence regarding current and future use. Great off-grid self-sustainable capability. Conveniently located within reasonable distance to Lyle, The Dalles, and White Salmon, while still offering a secluded, back-to-nature setting.

ⓘ 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: $1,710 · $143/mo
• Projected year-2 tax: $2,244 · $187/mo
• Expected delta: +$534/yr (+$44/mo · 31.2%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,698
• − Mortgage interest: −$12,828
• − Property taxes: −$1,710
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$6,662
• Taxable loss: −$758
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $3,217/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

• 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

-8.0% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $229,000 RMLS
• 2026-06-09 Price Changed $229,000 RMLS
• 2026-04-17 Listed $249,000 RMLS
• 2026-04-17 Listed $249,000 RMLS

Property tax history

+13.9%/yr

Latest (2026): $1,710 · +0.6% YoY. Source: county tax records.