24807 E Trent Ave #13 · Otis Orchards-East Farms, WA 99025

$79,900

3 bd · 1.0 ba · 952 sqft · Manufactured public records · 42 Days on market

Built 1986 5,663 sqft lot $84/sqft · 64% below area ↓ 15% 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 +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this beautifully updated home showcasing decorative beadboard accents, fresh paint, new skirting, and a stylish blend of LVP flooring and plush carpet. The open-concept living area flows into a spacious kitchen with abundant cabinetry, cozy eating nook, and all kitchen appliances. A dedicated laundry room with the W/ D adds everyday convenience, while generously sized bedrooms provide comfort and privacy. Enjoy year-round relaxation in the enclosed sitting porch, perfect for morning coffee or evening unwinding. Outside, the oversized entertainment yard shines with a covered patio for outdoor dining, a garden shed for extra storage, and a fenced yard with back gate opening to a lus

Key facts

• Spacious kitchen
• Covered patio
• 5,663 sq ft lot

Tags

• OPEN-CONCEPT LIVING AREA
• SPACIOUS KITCHEN
• DEDICATED LAUNDRY ROOM
• ENCLOSED SITTING PORCH
• OVERSIZED ENTERTAINMENT YARD
• COVERED PATIO

Property features AI

Finance

• HOA & community: Land lease in park: $465

Exterior

• Parking: Carport (1 space); RV access/parking; Additional parking details: see remarks
• Utilities: High-speed internet available
• Home design: Manufactured home; Single-story (manufactured house); Located in Sunny Vista park
• Construction: Steel frame construction; Metal roof; Block foundation and skirted
• Exterior features: Deck; Patio; Treed lot; Level, open lot; Fenced

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Heating & cooling: Forced air heating (natural gas and electric); Central air conditioning
• Interior features: Hot water; Utility room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 1.7% in Otis Orchards-East Farms — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• East Valley School District (Spokane) (urban): math 40% / reading 56% proficiency, ranked #160 of 291 in WA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Farms Steam School (392 students, 68% FRL); East Valley Middle School (435 students, 71% FRL); East Valley High School (957 students, 58% FRL) — zoned schools average 66% FRL vs 45% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 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 $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.93% ✓
• Cap rate: 17.49%
• Cash-on-cash: 40.00%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (median comp): $222,470
• List price: $79,900
• Delta: -64.09%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24807 E Trent Ave	0.00mi	2/1.0 (-1)	924 (-3%)	12mo	$65,000	$70	80
6224 N Starr Rd	0.70mi	2/2.0 (-1)	1,012 (+6%)	3mo	$380,000	$375	45

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: 32.2%
• Equity multiple: 2.36×
• Total profit: $30,335
• Equity at exit: $11,913

10-year hold

• IRR: 39.3%
• Equity multiple: 4.67×
• Total profit: $82,187
• Equity at exit: $6,908

Cash invested: $22,372 (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 99025

• Home prices YoY: -28.4%
• Active inventory: 50
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $679

Break-even live

Break-even rent $680

Max offer price $79,900

Occupancy floor 51%

Sensitivity live

Price	-10% $725	-5% $702	+0% $679	+5% $657	+10% $634
Rent	-10% $558	-5% $619	+0% $679	+5% $740	+10% $801
Rate	-1.0pp $720	-0.5pp $700	base $679	+0.5pp $659	+1.0pp $638

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $79,900 Active 42 DOM
2. 2026-06-18
   days on market $79,900 Active 39 DOM
3. 2026-06-17
   days on market $79,900 Active 38 DOM
4. 2026-06-16
   days on market $79,900 Active 37 DOM
5. 2026-06-15
   days on market $79,900 Active 36 DOM
6. 2026-06-14
   days on market $79,900 Active 34 DOM
7. 2026-06-10
   days on market $79,900 Active 31 DOM
8. 2026-06-09
   days on market $79,900 Active 30 DOM
9. 2026-06-08
   days on market $79,900 Active 29 DOM
10. 2026-06-07
    days on market $79,900 Active 28 DOM
11. 2026-06-05
    days on market $79,900 Active 25 DOM
12. 2026-06-03
    days on market $79,900 Active 24 DOM
13. 2026-06-02
    days on market $79,900 Active 23 DOM
14. 2026-06-01
    days on market $79,900 Active 22 DOM
15. 2026-05-31
    days on market $79,900 Active 21 DOM
16. 2026-05-31
    days on market $79,900 Active 20 DOM
17. 2026-05-14
    status Pending 1019-char remark
18. 2026-05-01
    listed $79,900 Active 1019-char remark
19. 2026-02-19
    historical
20. 2026-01-27
    price $84,900
21. 2025-11-30
    price $89,900
22. 2025-10-21
    listed $94,500 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: $225 · $19/mo
• Projected year-2 tax: $783 · $65/mo
• Expected delta: +$558/yr (+$46/mo · 247.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,484
• − Mortgage interest: −$4,476
• − Property taxes: −$225
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$2,324
• Taxable income: $7,304
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $6,399/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: East Valley School District (Spokane)
• NCES district ID: 5302280
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $49,557
• Composite: 43.15/100
• National rank: #6603
• State rank: #160 of 291 in WA

Livability — Otis Orchards-East Farms

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,846

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 (82%)
• Race & ethnicity: White 82% Two or more races 14% Hispanic / Latino 3%
• Common ancestry: Slovak 8% Lithuanian 6% Portuguese 4%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 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: ▼ -134.88%
• Current HPI: 339.43
• 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

-15.4% since first listed

7 events — show timeline

• 2026-05-23 Relisted — SPOKANEMLS as Distributed by MLS Grid
• 2026-05-14 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-05-01 Listed $79,900 SPOKANEMLS as Distributed by MLS Grid
• 2026-02-19 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $84,900 SPOKANEMLS as Distributed by MLS Grid
• 2025-11-30 Price Changed $89,900 SPOKANEMLS as Distributed by MLS Grid
• 2025-10-21 Listed $94,500 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+13.9%/yr

Latest (2026): $225 · +76.2% YoY. Source: county tax records.