1430 Chestnut St #29 · West Clarkston-Highland, WA 99403

$110,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 129 Days on market

Built 1996 $112/sqft · 22% below area Est $140k · 22% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated home in the desirable Golden Acres 55+ community, set on a spacious lot with exceptional curb appeal. This move-in-ready property features a new roof, updated kitchen and bathroom cabinetry, new stainless-steel appliances, and a brand-new washer and dryer. The primary suite offers a generous walk-in closet and a walk-in shower with high-rise toilet for added comfort. Enjoy outdoor living on the covered front deck overlooking the beautifully landscaped yard. Plenty of parking provides convenience for residents and guests. This one's a gem in a peaceful, well-kept community. Take a look today and make this beauty yours!

Key facts

• Renovated home
• Updated kitchen
• Walk in closet

Tags

• RENOVATED HOME
• NEW ROOF
• UPDATED KITCHEN
• UPDATED BATHROOM CABINETRY
• NEW STAINLESS STEEL APPLIANCES
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.2% in West Clarkston-Highland — 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.
• Clarkston School District (suburban): math 38% / reading 57% proficiency, ranked #172 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 249 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.12% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (median comp): $140,470
• List price: $110,000
• Delta: -21.69%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Benjamin St	0.29mi	2/2.0	980 (0%)	15mo	$160,000	$163	74
1483 Elm St	0.20mi	2/1.0	896 (-9%)	6mo	$139,900	$156	68
1654 Dustan Loop #15	0.28mi	2/2.0	924 (-6%)	16mo	$17,000	$18	64
1522 Highland Ave	0.58mi	2/2.0	1,058 (+8%)	6mo	$325,000	$307	55

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,201
• Equity at exit: $16,401

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $27,574
• Equity at exit: $9,511

Cash invested: $30,800 (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 99403

• Active inventory: 249
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $315

Break-even live

Break-even rent $828

Max offer price $110,000

Occupancy floor 69%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Chestnut St Clarkston, WA	1.0–2.0	1.0	750	$1,195	$1.59	43d	3	0.41mi
1222 Highland Ave Clarkston, WA	2.0	1.0	936	$1,275	$1.36	43d	1	0.75mi

Listing history 22 events

1. 2026-06-19
   days on market $110,000 Active 129 DOM
2. 2026-06-18
   days on market $110,000 Active 128 DOM
3. 2026-06-17
   days on market $110,000 Active 127 DOM
4. 2026-06-16
   days on market $110,000 Active 126 DOM
5. 2026-06-15
   days on market $110,000 Active 125 DOM
6. 2026-06-14
   days on market $110,000 Active 123 DOM
7. 2026-06-12
   days on market $110,000 Active 122 DOM
8. 2026-06-09
   days on market $110,000 Active 119 DOM
9. 2026-06-08
   days on market $110,000 Active 118 DOM
10. 2026-06-07
    days on market $110,000 Active 117 DOM
11. 2026-06-03
    days on market $110,000 Active 113 DOM
12. 2026-06-02
    days on market $110,000 Active 112 DOM
13. 2026-06-01
    days on market $110,000 Active 111 DOM
14. 2026-05-31
    days on market $110,000 Active 110 DOM
15. 2026-05-30
    days on market $110,000 Active 109 DOM
16. 2026-05-06
    price $110,000 647-char remark

    Show marketing remark (647 chars)

    Beautifully renovated home in the desirable Golden Acres 55+ community, set on a spacious lot with exceptional curb appeal. This move-in-ready property features a new roof, updated kitchen and bathroom cabinetry, new stainless-steel appliances, and a brand-new washer and dryer. The primary suite offers a generous walk-in closet and a walk-in shower with high-rise toilet for added comfort. Enjoy outdoor living on the covered front deck overlooking the beautifully landscaped yard. Plenty of parking provides convenience for residents and guests. This one's a gem in a peaceful, well-kept community. Take a look today and make this beauty yours!

17. 2026-02-10
    listed $120,000 Active 647-char remark

    Show marketing remark (647 chars)

    Beautifully renovated home in the desirable Golden Acres 55+ community, set on a spacious lot with exceptional curb appeal. This move-in-ready property features a new roof, updated kitchen and bathroom cabinetry, new stainless-steel appliances, and a brand-new washer and dryer. The primary suite offers a generous walk-in closet and a walk-in shower with high-rise toilet for added comfort. Enjoy outdoor living on the covered front deck overlooking the beautifully landscaped yard. Plenty of parking provides convenience for residents and guests. This one's a gem in a peaceful, well-kept community. Take a look today and make this beauty yours!

18. 2025-07-11
    soldstatus Sold 1014-char remark

    Show marketing remark (1014 chars)

    Updated 1996 Marlette Manufactured Home in Golden Acres 55+ Community Don't miss this beautifully renovated 14x70 manufactured home on a spacious lot in Golden Acres! This home boasts a new roof, fresh interior and exterior paint, and new vinyl laminate flooring throughout. The updated kitchen features new cabinets, butcher block countertops, and stainless steel appliances (refrigerator, oven/range, dishwasher, and microwave). Enjoy a spacious master suite with a private bathroom, walk-in closet, and a luxurious new walk-in shower; the main bath includes a new soaker tub. Both bathrooms are also updated with new cabinets and new, water saver, comfort height toilets. Outdoor living is at a premium with private space for relaxing or entertaining; a spacious, covered front deck, firepit, established flowerbeds and, low-maintenance rockscaping for ease of care and plenty of parking. This home is ideal for those seeking an active 55+ lifestyle. Schedule your tour today to make this stunning home yours!

19. 2025-05-27
    status Pending 1014-char remark

    Show marketing remark (1014 chars)

    Updated 1996 Marlette Manufactured Home in Golden Acres 55+ Community Don't miss this beautifully renovated 14x70 manufactured home on a spacious lot in Golden Acres! This home boasts a new roof, fresh interior and exterior paint, and new vinyl laminate flooring throughout. The updated kitchen features new cabinets, butcher block countertops, and stainless steel appliances (refrigerator, oven/range, dishwasher, and microwave). Enjoy a spacious master suite with a private bathroom, walk-in closet, and a luxurious new walk-in shower; the main bath includes a new soaker tub. Both bathrooms are also updated with new cabinets and new, water saver, comfort height toilets. Outdoor living is at a premium with private space for relaxing or entertaining; a spacious, covered front deck, firepit, established flowerbeds and, low-maintenance rockscaping for ease of care and plenty of parking. This home is ideal for those seeking an active 55+ lifestyle. Schedule your tour today to make this stunning home yours!

20. 2025-04-30
    listed $115,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Updated 1996 Marlette Manufactured Home in Golden Acres 55+ Community Don't miss this beautifully renovated 14x70 manufactured home on a spacious lot in Golden Acres! This home boasts a new roof, fresh interior and exterior paint, and new vinyl laminate flooring throughout. The updated kitchen features new cabinets, butcher block countertops, and stainless steel appliances (refrigerator, oven/range, dishwasher, and microwave). Enjoy a spacious master suite with a private bathroom, walk-in closet, and a luxurious new walk-in shower; the main bath includes a new soaker tub. Both bathrooms are also updated with new cabinets and new, water saver, comfort height toilets. Outdoor living is at a premium with private space for relaxing or entertaining; a spacious, covered front deck, firepit, established flowerbeds and, low-maintenance rockscaping for ease of care and plenty of parking. This home is ideal for those seeking an active 55+ lifestyle. Schedule your tour today to make this stunning home yours!

21. 2015-02-26
    soldstatus
22. 2015-02-03
    listed $29,900

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$697/yr (+$58/mo · 183.2%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,727
• − Mortgage interest: −$6,162
• − Property taxes: −$381
• − Insurance: −$550
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,200
• Taxable income: $2,079
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $3,283/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: Clarkston School District
• NCES district ID: 5301320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $42,030
• Composite: 42.03/100
• National rank: #7065
• State rank: #172 of 291 in WA

Livability — West Clarkston-Highland

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

Census & demographics

• Census place: West Clarkston-Highland, WA
• Population (ZIP): 20,483

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Native American 1% Asian 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.91%
• Current HPI: 173.3027
• 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

+267.9% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $110,000 IMLS
• 2026-02-10 Listed $120,000 IMLS
• 2025-07-11 Sold (MLS) — IMLS
• 2025-05-27 Pending — IMLS
• 2025-04-30 Listed $115,000 IMLS
• 2015-02-26 Sold (MLS) — IMLS
• 2015-02-03 Listed $29,900 IMLS

Property tax history

+1.6%/yr

Latest (2025): $381 · +37.4% YoY. Source: county tax records.