40414 N Newport Hwy #21 · Deer Park, WA 99009

$51,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 44 Days on market

Built 1975 9,100 sqft lot $52/sqft · 36% below area Est $80k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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

Cheaper than most rents and nicer than most rentals. This remodeled mobile home in Eloika Pines might be just the place for you to call home . New carpet, vinyl windows, fresh paint, upgraded bathroom, new sealed membrane roof with warranty and covered front porch are just a few of the amenities. This is a large leased lot and a “must see” property. Call today for a private showing and start your home-ownership journey.

Key facts

• Covered deck
• Convenient access
• Natural light

Tags

• ELOIKA PINES COMMUNITY
• UPDATED MANUFACTURED HOME
• CONVENIENT ACCESS
• COVERED DECK
• SPACIOUS LIVING ROOM
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Monthly land lease: $700
• HOA & community: Located in the Eloika Pines park

Exterior

• Parking: Concrete slab parking; Off-site parking available
• Utilities: Lot served by standard utilities (public records)
• Home design: Manufactured home (King); Single-story (manufactured house); Skirted with tie-downs and axles removed; Block foundation elements
• Construction: Siding exterior; Metal roof
• Exterior features: Level, open corner lot on an oversized parcel; Private and paved road frontage

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 3 bedrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Free-standing range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $51k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $49k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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.
• Zoned schools: Riverside Elementary (396 students, 59% FRL); Riverside High School (487 students, 47% FRL).
• Market conditions: 82 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 $353 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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.
• Current owner paid $28k; list at $51k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $49,470 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.04% ✓
• Cap rate: 18.18%
• Cash-on-cash: 42.45%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (median comp): $79,687
• List price: $51,000
• Delta: -36.00%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40414 N Newport #30 Hwy #30	0.00mi	2/1.0	980 (0%)	16mo	$40,000	$41	86
40414 N Newport Hwy #26	0.00mi	2/2.0	924 (-6%)	11mo	$53,900	$58	77
41210 N Newport Hwy Hwy	0.53mi	3/2.0 (+1)	860 (-12%)	1mo	$265,000	$308	46

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: 39.2%
• Equity multiple: 2.67×
• Total profit: $23,901
• Equity at exit: $7,604

10-year hold

• IRR: 45.6%
• Equity multiple: 5.36×
• Total profit: $62,211
• Equity at exit: $4,410

Cash invested: $14,280 (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 99009

• Home prices YoY: -14.6%
• Active inventory: 82
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$267
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $505

Break-even live

Break-even rent $400

Max offer price $51,000

Occupancy floor 46%

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $51,000 Active 44 DOM
2. 2026-06-17
   days on market $51,000 Active 43 DOM
3. 2026-06-16
   days on market $51,000 Active 42 DOM
4. 2026-06-15
   days on market $51,000 Active 41 DOM
5. 2026-06-14
   days on market $51,000 Active 39 DOM
6. 2026-06-13
   days on market $51,000 Active 38 DOM
7. 2026-06-10
   days on market $51,000 Active 36 DOM
8. 2026-06-09
   days on market $51,000 Active 35 DOM
9. 2026-06-08
   days on market $51,000 Active 34 DOM
10. 2026-06-07
    days on market $51,000 Active 33 DOM
11. 2026-06-05
    days on market $51,000 Active 30 DOM
12. 2026-06-03
    days on market $51,000 Active 29 DOM
13. 2026-06-02
    days on market $51,000 Active 28 DOM
14. 2026-06-01
    days on market $51,000 Active 27 DOM
15. 2026-05-31
    days on market $51,000 Active 26 DOM
16. 2026-05-31
    days on market $51,000 Active 25 DOM
17. 2026-05-05
    listed $51,000 Active 1075-char remark
18. 2026-05-01
    historical
19. 2025-10-30
    price $51,000
20. 2025-05-29
    price $55,000
21. 2025-03-21
    price $59,999
22. 2024-12-03
    listed $63,999 Active
23. 2020-02-20
    soldstatus $28,500 Sold

    Show marketing remark (435 chars)

    Cheaper than most rents and nicer than most rentals. This remodeled mobile home in Eloika Pines might be just the place for you to call home . New carpet, vinyl windows, fresh paint, upgraded bathroom, new sealed membrane roof with warranty and covered front porch are just a few of the amenities. This is a large leased lot and a “must see” property. Call today for a private showing and start your home-ownership journey.

24. 2020-02-04
    status Pending

    Show marketing remark (435 chars)

    Cheaper than most rents and nicer than most rentals. This remodeled mobile home in Eloika Pines might be just the place for you to call home . New carpet, vinyl windows, fresh paint, upgraded bathroom, new sealed membrane roof with warranty and covered front porch are just a few of the amenities. This is a large leased lot and a “must see” property. Call today for a private showing and start your home-ownership journey.

25. 2020-01-22
    price $29,500

    Show marketing remark (435 chars)

    Cheaper than most rents and nicer than most rentals. This remodeled mobile home in Eloika Pines might be just the place for you to call home . New carpet, vinyl windows, fresh paint, upgraded bathroom, new sealed membrane roof with warranty and covered front porch are just a few of the amenities. This is a large leased lot and a “must see” property. Call today for a private showing and start your home-ownership journey.

26. 2019-11-28
    price $34,500

    Show marketing remark (435 chars)

    Cheaper than most rents and nicer than most rentals. This remodeled mobile home in Eloika Pines might be just the place for you to call home . New carpet, vinyl windows, fresh paint, upgraded bathroom, new sealed membrane roof with warranty and covered front porch are just a few of the amenities. This is a large leased lot and a “must see” property. Call today for a private showing and start your home-ownership journey.

27. 2019-10-25
    listed $37,000 New

    Show marketing remark (435 chars)

    Cheaper than most rents and nicer than most rentals. This remodeled mobile home in Eloika Pines might be just the place for you to call home . New carpet, vinyl windows, fresh paint, upgraded bathroom, new sealed membrane roof with warranty and covered front porch are just a few of the amenities. This is a large leased lot and a “must see” property. Call today for a private showing and start your home-ownership journey.

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $500 · $42/mo
• Expected delta: +$170/yr (+$14/mo · 51.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,476
• − Mortgage interest: −$2,857
• − Property taxes: −$330
• − Insurance: −$255
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,484
• Taxable income: $5,554
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,728/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): 4,525

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 (80%)
• Race & ethnicity: White 80% Two or more races 18% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -64.46%
• Current HPI: 375.8615
• 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

+37.8% since first listed

11 events — show timeline

• 2026-05-05 Listed $51,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $51,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $55,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-03-21 Price Changed $59,999 SPOKANEMLS as Distributed by MLS Grid
• 2024-12-03 Listed $63,999 SPOKANEMLS as Distributed by MLS Grid
• 2020-02-20 Sold (MLS) $28,500 SPOKANEMLS as Distributed by MLS Grid
• 2020-02-04 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2020-01-22 Price Changed $29,500 SPOKANEMLS as Distributed by MLS Grid
• 2019-11-28 Price Changed $34,500 SPOKANEMLS as Distributed by MLS Grid
• 2019-10-25 Listed $37,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+15.4%/yr

Latest (2026): $330 · -1.4% YoY. Source: county tax records.