940 Edith Ave · Walla Walla, WA 99362

$219,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 25 Days on market

Built 1900 5,249 sqft lot Est $256k · 14% under

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Why this score? — see what drove the D 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).

• ARV discount +14.0/15.0
• Cash flow +10.2/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 1-bath single-level home offers efficient living with a smart layout across 752 sq. ft. Ideal as a first home or investment property, it features new carpet, a newer roof, and true move-in-ready convenience. The fully fenced yard provides room to play, while alley access to the backyard adds flexibility for parking, storage, or future improvements. A great opportunity to own a well-kept home with strong long-term potential.

Key facts

• Alley access
• New carpet
• Newer roof

Tags

• NEW CARPET
• NEWER ROOF
• FULLY FENCED YARD
• ALLEY ACCESS

Property features AI

Finance

• Other: Lot features include alley access and paved frontage; Lot approximately 0.1205 acres; Living area approximately 752 square feet; Building name: Butlers; Senior exemption available
• Financial info: Accepts Cash, Conventional, FHA, USDA Loan, VA Loan

Exterior

• Parking: No parking
• Security: Fully fenced
• Utilities: Electric energy source; Public water (City of Walla Walla); Sewer connected (City of Walla Walla); Pacific Power
• Home design: Single-family house; One story; Built on lot; Faces level topography
• Construction: Built circa 1900 (effective year); Standard frame construction; Wood construction materials; Composition roof; Block foundation
• Exterior features: Fully fenced lot; Wood exterior

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom (main level) with bathtub and shower
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Ceiling fan(s); Water heater
• Laundry & utility: Water heater located in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (32.2% below list).
• Recommended offer: $149k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Walla Walla High School (1,631 students, 60% FRL).
• Market conditions: Rents rising (+2.4%/yr); 422 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; 206 units permitted in Walla Walla County in 2024 (50 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.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $219k implies a 1360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,540 (32.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $255,744
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 N 11th Ave	0.09mi	2/1.0	832 (-4%)	23mo	$300,000	$361	71
738 N 9th Ave	0.41mi	2/1.0	812 (-6%)	4mo	$240,000	$296	68
738 N 8th Ave	0.44mi	3/1.0 (+1)	862 (-0%)	11mo	$180,000	$209	65
741 N 8th Ave	0.42mi	2/1.0	936 (+8%)	11mo	$171,000	$183	58
520 N 6th Ave	0.63mi	2/1.0	816 (-6%)	22mo	$265,000	$325	43

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-44,318
• Equity at exit: $32,654

10-year hold

• IRR: -15.7%
• Equity multiple: 0.14×
• Total profit: $-52,736
• Equity at exit: $18,935

Cash invested: $61,320 (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 99362

• Rents YoY: 2.4%
• Active inventory: 422
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-123

Break-even live

Break-even rent $1,641

Max offer price $197,288

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 E Pine St Unit 427 Walla Walla, WA	2.0	1.0	752	$1,225	$1.63	14d	1	0.77mi
524 E Pine St Unit A Walla Walla, WA	2.0	1.0	864	$1,495	$1.73	21d	1	0.82mi
427 E Cherry St Walla Walla, WA	2.0	1.0	1002	$1,795	$1.79	44d	1	0.89mi
105 N Spokane St Unit 201 Walla Walla, WA	2.0	1.0	750	$1,250	$1.67	44d	1	0.96mi
327 E Rose St Walla Walla, WA	1.0–2.0	1.0–2.0	863	$2,421	$2.80	44d	8	1.00mi
104 S Palouse St Walla Walla, WA	1.0	1.0	800	$1,100	$1.38	44d	1	1.23mi
330 S 4th Ave Unit 1 Walla Walla, WA	1.0	1.0	550	$900	$1.64	44d	1	1.26mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	44d	1	1.28mi
385 Catherine St Unit 387C Walla Walla, WA	1.0	1.0	550	$950	$1.73	44d	1	1.46mi
115 Merriam St Walla Walla, WA	1.0–2.0	1.0	800	$1,650	$2.06	44d	9	1.48mi
378 S Park St Walla Walla, WA	2.0	1.5	800	$1,200	$1.50	44d	1	1.50mi

Listing history 16 events

1. 2026-06-19
   days on market $219,000 Active 25 DOM
2. 2026-06-18
   days on market $219,000 Active 24 DOM
3. 2026-06-17
   days on market $219,000 Active 23 DOM
4. 2026-06-16
   days on market $219,000 Active 22 DOM
5. 2026-06-15
   days on market $219,000 Active 21 DOM
6. 2026-06-14
   days on market $219,000 Active 19 DOM
7. 2026-06-12
   days on market $219,000 Active 18 DOM
8. 2026-06-09
   days on market $219,000 Active 15 DOM
9. 2026-06-08
   days on market $219,000 Active 14 DOM
10. 2026-06-07
    days on market $219,000 Active 13 DOM
11. 2026-06-02
    days on market $219,000 Active 8 DOM
12. 2026-06-01
    days on market $219,000 Active 7 DOM
13. 2026-05-31
    days on market $219,000 Active 6 DOM
14. 2026-05-30
    days on market $219,000 Active 5 DOM
15. 2026-05-25
    listed $219,000 Active
16. 1983-08-10
    soldstatus $15,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $2,146 · $179/mo
• Expected delta: +$1,466/yr (+$122/mo · 215.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,825
• − Mortgage interest: −$12,267
• − Property taxes: −$680
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$6,371
• Taxable loss: −$5,440
• Est. tax savings @ 24.0%: +$1,306
• After-tax cash flow: $-169/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: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• Metro: Walla Walla, 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

+1360.0% since first listed

2 events — show timeline

• 2026-05-25 Listed $219,000 NWMLS as Distributed by MLS Grid
• 1983-08-10 Sold (Public Records) $15,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $680 · -1.3% YoY. Source: county tax records.