312 NW Parkwest Dr · Pullman, WA 99163

$44,995

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 61 Days on market

Built 1980 $62/sqft · 15% below area Est $53k · 15% under

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Why this score? — see what drove the A- 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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 291073 Affordable and cozy 2-bedroom, 1-bath manufactured home offering comfortable living space in a welcoming park community and a quiet and friendly neighborhood. This home features a practical layout with a bright living area, an efficient kitchen, and two bedrooms that provide flexible space for guests, a home office, hobbies or for a family. A new water heater has recently been installed, roof has been recoated, and updated some water pipes, adding peace of mind for the next owner. A great opportunity for first-time buyers, downsizers, or anyone looking for simple, budget-friendly living in a convenient setting. Why rent when you can own a home! Schedule your showing today before it's gone!

Key facts

• Built 1980
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 2.2% in Pullman — 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 85/100 on livability (#32 in WA, #542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Pullman School District (town): math 63% / reading 76% proficiency, ranked #30 of 291 in WA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $14k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $42,295 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.46% ✓
• Cap rate: 22.26%
• Cash-on-cash: 57.02%
• DSCR: 3.54
• GRM: 3.4

CMA / ARV

• ARV (median comp): $53,000
• List price: $44,995
• Delta: -15.10%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 NW Parkwest Dr	0.00mi	2/1.0	728 (0%)	0mo	$44,995	$62	100
605 NW Fisk Street #17 St	0.70mi	2/2.0	630 (-14%)	12mo	$50,000	$79	31

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 55.9%
• Equity multiple: 3.49×
• Total profit: $31,316
• Equity at exit: $6,709

10-year hold

• IRR: 61.1%
• Equity multiple: 7.22×
• Total profit: $78,345
• Equity at exit: $3,890

Cash invested: $12,599 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $599

Break-even live

Break-even rent $351

Max offer price $44,995

Occupancy floor 41%

Sensitivity live

Price	-10% $624	-5% $611	+0% $599	+5% $586	+10% $573
Rent	-10% $511	-5% $555	+0% $599	+5% $642	+10% $686
Rate	-1.0pp $621	-0.5pp $610	base $599	+0.5pp $587	+1.0pp $575

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: $11,249
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	44d	1	0.96mi
305 NE Spaulding St Pullman, WA	1.0	1.0	625	$1,000	$1.60	44d	2	0.98mi
1225-1235 NW Hall Dr Pullman, WA	2.0	1.0	525	$950	$1.81	44d	1	1.23mi
820 NE Colorado St Pullman, WA	1.0–8.0	1.0–3.0	723	$478	$0.66	44d	62	1.42mi
880 NE Providence Ct Pullman, WA	1.0–3.0	1.0–2.0	852	$1,250	$1.47	44d	11	1.49mi

Listing history 10 events

1. 2026-05-10
   status Pending 710-char remark

   Show marketing remark (710 chars)

   MLS# 291073 Affordable and cozy 2-bedroom, 1-bath manufactured home offering comfortable living space in a welcoming park community and a quiet and friendly neighborhood. This home features a practical layout with a bright living area, an efficient kitchen, and two bedrooms that provide flexible space for guests, a home office, hobbies or for a family. A new water heater has recently been installed, roof has been recoated, and updated some water pipes, adding peace of mind for the next owner. A great opportunity for first-time buyers, downsizers, or anyone looking for simple, budget-friendly living in a convenient setting. Why rent when you can own a home! Schedule your showing today before it's gone!

2. 2026-04-20
   price $44,995 710-char remark

   Show marketing remark (710 chars)

   MLS# 291073 Affordable and cozy 2-bedroom, 1-bath manufactured home offering comfortable living space in a welcoming park community and a quiet and friendly neighborhood. This home features a practical layout with a bright living area, an efficient kitchen, and two bedrooms that provide flexible space for guests, a home office, hobbies or for a family. A new water heater has recently been installed, roof has been recoated, and updated some water pipes, adding peace of mind for the next owner. A great opportunity for first-time buyers, downsizers, or anyone looking for simple, budget-friendly living in a convenient setting. Why rent when you can own a home! Schedule your showing today before it's gone!

3. 2026-03-23
   price $49,995 710-char remark

   Show marketing remark (710 chars)

   MLS# 291073 Affordable and cozy 2-bedroom, 1-bath manufactured home offering comfortable living space in a welcoming park community and a quiet and friendly neighborhood. This home features a practical layout with a bright living area, an efficient kitchen, and two bedrooms that provide flexible space for guests, a home office, hobbies or for a family. A new water heater has recently been installed, roof has been recoated, and updated some water pipes, adding peace of mind for the next owner. A great opportunity for first-time buyers, downsizers, or anyone looking for simple, budget-friendly living in a convenient setting. Why rent when you can own a home! Schedule your showing today before it's gone!

4. 2026-03-09
   listed $59,000 Active 710-char remark

   Show marketing remark (710 chars)

   MLS# 291073 Affordable and cozy 2-bedroom, 1-bath manufactured home offering comfortable living space in a welcoming park community and a quiet and friendly neighborhood. This home features a practical layout with a bright living area, an efficient kitchen, and two bedrooms that provide flexible space for guests, a home office, hobbies or for a family. A new water heater has recently been installed, roof has been recoated, and updated some water pipes, adding peace of mind for the next owner. A great opportunity for first-time buyers, downsizers, or anyone looking for simple, budget-friendly living in a convenient setting. Why rent when you can own a home! Schedule your showing today before it's gone!

5. 2024-07-01
   soldstatus $49,900 Closed 1278-char remark

   Show marketing remark (1278 chars)

   MLS# 276710 Discover the perfect blend of comfort and tranquility in this beautifully updated 2-bedroom, 1-bath home, nestled on a generous lot with ample privacy and mature trees. Built in 1980, this solid home has been well maintained and thoughtfully upgraded. Enjoy the peace and quiet of a serene neighborhood with wonderful neighbors, providing a sense of community and security. Recent updates include new floors throughout, new windows, and a new front door, enhancing both the aesthetic and functionality of the home. Energy efficiency is a priority with newly installed top and bottom insulation, ensuring comfort year-round. The bathroom has been tastefully updated with contemporary fixtures and finishes. Outdoor living is a delight with two new Trex decks, perfect for entertaining or simply enjoying the tranquil surroundings. The entire home has been freshly repainted, inside and out, giving it a fresh, clean look. Convenience is key with an included stackable washer/dryer unit. With a lot rent of just $550 per month, which includes water, sewer, and garbage, this home offers exceptional value. Don't miss the opportunity to own this charming and updated property in a quiet, friendly community. Schedule a viewing today and make this delightful home yours!

6. 2024-06-22
   status Pending 1278-char remark

   Show marketing remark (1278 chars)

   MLS# 276710 Discover the perfect blend of comfort and tranquility in this beautifully updated 2-bedroom, 1-bath home, nestled on a generous lot with ample privacy and mature trees. Built in 1980, this solid home has been well maintained and thoughtfully upgraded. Enjoy the peace and quiet of a serene neighborhood with wonderful neighbors, providing a sense of community and security. Recent updates include new floors throughout, new windows, and a new front door, enhancing both the aesthetic and functionality of the home. Energy efficiency is a priority with newly installed top and bottom insulation, ensuring comfort year-round. The bathroom has been tastefully updated with contemporary fixtures and finishes. Outdoor living is a delight with two new Trex decks, perfect for entertaining or simply enjoying the tranquil surroundings. The entire home has been freshly repainted, inside and out, giving it a fresh, clean look. Convenience is key with an included stackable washer/dryer unit. With a lot rent of just $550 per month, which includes water, sewer, and garbage, this home offers exceptional value. Don't miss the opportunity to own this charming and updated property in a quiet, friendly community. Schedule a viewing today and make this delightful home yours!

7. 2024-06-16
   historical Active Under Contract 1278-char remark

   Show marketing remark (1278 chars)

   MLS# 276710 Discover the perfect blend of comfort and tranquility in this beautifully updated 2-bedroom, 1-bath home, nestled on a generous lot with ample privacy and mature trees. Built in 1980, this solid home has been well maintained and thoughtfully upgraded. Enjoy the peace and quiet of a serene neighborhood with wonderful neighbors, providing a sense of community and security. Recent updates include new floors throughout, new windows, and a new front door, enhancing both the aesthetic and functionality of the home. Energy efficiency is a priority with newly installed top and bottom insulation, ensuring comfort year-round. The bathroom has been tastefully updated with contemporary fixtures and finishes. Outdoor living is a delight with two new Trex decks, perfect for entertaining or simply enjoying the tranquil surroundings. The entire home has been freshly repainted, inside and out, giving it a fresh, clean look. Convenience is key with an included stackable washer/dryer unit. With a lot rent of just $550 per month, which includes water, sewer, and garbage, this home offers exceptional value. Don't miss the opportunity to own this charming and updated property in a quiet, friendly community. Schedule a viewing today and make this delightful home yours!

8. 2024-06-14
   listed $49,900 Active 1278-char remark

   Show marketing remark (1278 chars)

   MLS# 276710 Discover the perfect blend of comfort and tranquility in this beautifully updated 2-bedroom, 1-bath home, nestled on a generous lot with ample privacy and mature trees. Built in 1980, this solid home has been well maintained and thoughtfully upgraded. Enjoy the peace and quiet of a serene neighborhood with wonderful neighbors, providing a sense of community and security. Recent updates include new floors throughout, new windows, and a new front door, enhancing both the aesthetic and functionality of the home. Energy efficiency is a priority with newly installed top and bottom insulation, ensuring comfort year-round. The bathroom has been tastefully updated with contemporary fixtures and finishes. Outdoor living is a delight with two new Trex decks, perfect for entertaining or simply enjoying the tranquil surroundings. The entire home has been freshly repainted, inside and out, giving it a fresh, clean look. Convenience is key with an included stackable washer/dryer unit. With a lot rent of just $550 per month, which includes water, sewer, and garbage, this home offers exceptional value. Don't miss the opportunity to own this charming and updated property in a quiet, friendly community. Schedule a viewing today and make this delightful home yours!

9. 2019-10-18
   soldstatus $14,000
10. 2019-09-22
    listed $16,000

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $441 · $37/mo
• Expected delta: +$172/yr (+$14/mo · 63.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,303
• − Mortgage interest: −$2,520
• − Property taxes: −$269
• − Insurance: −$225
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,309
• Taxable income: $6,851
• Est. tax owed @ 24.0%: −$1,644
• After-tax cash flow: $5,540/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: Pullman School District
• NCES district ID: 5306930
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 76% ▲ 1.00%
• Median HH income: $29,034
• Composite: 58.15/100
• National rank: #2131
• State rank: #30 of 291 in WA

Livability — Pullman

• Score: 85/100
• State rank: #32
• US rank: #542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pullman, WA
• County: Whitman County · 34,022 people
• City population: 34,022
• Metro: Pullman, WA
• Population (ZIP): 34,022
• Household income: $48,231
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 3453.0

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 12% Asian 10% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -367.44%
• Current HPI: 153.4778
• Rent YoY: ▲ 3.43%
• Metro: Pullman, WA
• 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

+181.2% since first listed

10 events — show timeline

• 2026-05-10 Pending — PACMLS
• 2026-04-20 Price Changed $44,995 PACMLS
• 2026-03-23 Price Changed $49,995 PACMLS
• 2026-03-09 Listed $59,000 PACMLS
• 2024-07-01 Sold (MLS) $49,900 PACMLS
• 2024-06-22 Pending — PACMLS
• 2024-06-16 Contingent — PACMLS
• 2024-06-14 Listed $49,900 PACMLS
• 2019-10-18 Sold (MLS) $14,000 PACMLS
• 2019-09-22 Listed $16,000 PACMLS

Property tax history

-0.4%/yr

Latest (2026): $269 · -5.2% YoY. Source: county tax records.