34124 N Newport Hwy #18 · Deer Park, WA 99003

$55,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 90 Days on market

Built 1973 $60/sqft · 11% below area Est $62k · 11% under ↓ 13% 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
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in a convenient location! This 3-bedroom, 1-bath home in Parkview Terrace features an open floor plan that maximizes space and fills the home with natural light. The living area is comfortable and versatile, while a cozy dining nook offers the perfect spot for meals, morning coffee, or quiet conversation. Recent seller updates include a new roof, drywall, fresh paint, new flooring, a new hot water heater, and nearly all windows replaced with vinyl—bringing added comfort, efficiency, and peace of mind. A storage shed provides extra space for tools, outdoor gear, or seasonal items. Conveniently located near shopping, schools, and everyday amenities, this home blends comfort and practicality. Plus, a 1-year home warranty is included for extra assurance! Lending options available!

Key facts

• Open floor plan
• Near shopping
• New flooring

Tags

• OPEN FLOOR PLAN
• COZY DINING NOOK
• NEW ROOF
• NEW FLOORING
• STORAGE SHED
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 2.5% in Deer Park — 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 57/100 on livability (#531 in WA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living B+; Watch: amenities F, commute F, employment D-.
• Riverside School District (rural): math 45% / reading 54% proficiency, ranked #144 of 291 in WA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1973 — 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. 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: 2.37% ✓
• Cap rate: 21.06%
• Cash-on-cash: 52.74%
• DSCR: 3.35
• GRM: 3.5

CMA / ARV

• ARV (median comp): $61,992
• List price: $55,000
• Delta: -11.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35312 N Newport Hwy #246	0.62mi	3/2.0	924 (0%)	2mo	$65,000	$70	66
35312 N Newport Hwy #233	0.62mi	2/2.0 (-1)	924 (0%)	9mo	$59,000	$64	55
35312 N Newport Hwy #220	0.62mi	3/2.0	984 (+6%)	16mo	$105,000	$107	44

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: 50.7%
• Equity multiple: 3.22×
• Total profit: $34,198
• Equity at exit: $8,201

10-year hold

• IRR: 56.2%
• Equity multiple: 6.54×
• Total profit: $85,297
• Equity at exit: $4,755

Cash invested: $15,400 (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 99003

• Home prices YoY: -12.1%
• Active inventory: 103
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $677

Break-even live

Break-even rent $445

Max offer price $55,000

Occupancy floor 43%

Sensitivity live

Price	-10% $708	-5% $692	+0% $677	+5% $661	+10% $646
Rent	-10% $574	-5% $625	+0% $677	+5% $728	+10% $780
Rate	-1.0pp $705	-0.5pp $691	base $677	+0.5pp $663	+1.0pp $648

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $55,000 Active 90 DOM
2. 2026-06-17
   days on market $55,000 Active 89 DOM
3. 2026-06-16
   days on market $55,000 Active 88 DOM
4. 2026-06-15
   days on market $55,000 Active 87 DOM
5. 2026-06-14
   days on market $55,000 Active 85 DOM
6. 2026-06-13
   days on market $55,000 Active 84 DOM
7. 2026-06-10
   days on market $55,000 Active 82 DOM
8. 2026-06-09
   days on market $55,000 Active 81 DOM
9. 2026-06-08
   days on market $55,000 Active 80 DOM
10. 2026-06-07
    days on market $55,000 Active 79 DOM
11. 2026-06-05
    days on market $55,000 Active 76 DOM
12. 2026-06-03
    days on market $55,000 Active 75 DOM
13. 2026-06-02
    days on market $55,000 Active 74 DOM
14. 2026-06-01
    days on market $55,000 Active 73 DOM
15. 2026-05-31
    days on market $55,000 Active 72 DOM
16. 2026-05-31
    days on market $55,000 Active 71 DOM
17. 2026-03-20
    historical

    Show marketing remark (811 chars)

    Affordable living in a convenient location! This 3-bedroom, 1-bath home in Parkview Terrace features an open floor plan that maximizes space and fills the home with natural light. The living area is comfortable and versatile, while a cozy dining nook offers the perfect spot for meals, morning coffee, or quiet conversation. Recent seller updates include a new roof, drywall, fresh paint, new flooring, a new hot water heater, and nearly all windows replaced with vinyl—bringing added comfort, efficiency, and peace of mind. A storage shed provides extra space for tools, outdoor gear, or seasonal items. Conveniently located near shopping, schools, and everyday amenities, this home blends comfort and practicality. Plus, a 1-year home warranty is included for extra assurance! Lending options available!

18. 2026-03-20
    listed $55,000 Active 811-char remark

    Show marketing remark (811 chars)

    Affordable living in a convenient location! This 3-bedroom, 1-bath home in Parkview Terrace features an open floor plan that maximizes space and fills the home with natural light. The living area is comfortable and versatile, while a cozy dining nook offers the perfect spot for meals, morning coffee, or quiet conversation. Recent seller updates include a new roof, drywall, fresh paint, new flooring, a new hot water heater, and nearly all windows replaced with vinyl—bringing added comfort, efficiency, and peace of mind. A storage shed provides extra space for tools, outdoor gear, or seasonal items. Conveniently located near shopping, schools, and everyday amenities, this home blends comfort and practicality. Plus, a 1-year home warranty is included for extra assurance! Lending options available!

19. 2026-01-21
    price $55,000
20. 2025-11-26
    price $57,000
21. 2025-11-05
    price $60,000
22. 2025-10-10
    listed $63,000 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: $481 · $40/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$58/yr (+$5/mo · 12.0%)

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

Taxation est. · year 1

• Rental income: $15,619
• − Mortgage interest: −$3,081
• − Property taxes: −$481
• − Insurance: −$275
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$1,600
• Taxable income: $7,683
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $6,278/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: Riverside School District
• NCES district ID: 5307440
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 54% ▲ 3.00%
• Median HH income: $58,674
• Composite: 45.22/100
• National rank: #5773
• State rank: #144 of 291 in WA

Livability — Deer Park

• Score: 57/100
• State rank: #531
• US rank: #22045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,177
• Population (ZIP): 4,634

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 12% Hispanic / Latino 5% Native American 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 7% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.60%
• Current HPI: 403.0044
• 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

-12.7% since first listed

6 events — show timeline

• 2026-03-20 Listed $55,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-20 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $55,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $57,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $60,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-10-10 Listed $63,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+15.9%/yr

Latest (2026): $481 · +49.8% YoY. Source: county tax records.