6805 N Crestline St #33 · Spokane, WA 99217

$170,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 87 Days on market

Built 1995 Est $163k · at est.

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Why this score? — see what drove the C 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• ARV discount +5.6/15.0
• Rent growth +4.9/5.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL MAINTAINED Manufactured Home!!! This 1568 Sq Ft home features open living room w/ formal dining, large kitchen w/ eating space & eating bar, den/office w/ built in hutch, etc. Updates: 2012 - Steel lifetime screens - all window & New controls in sprinklers; 2010 - Rebath in master bath. It’s move in ready! 8X10 Storage Shed w/ power installed. Lot lease includes water & sewer & garbage. Possible Financing: Financial Services Unlimited: 800-238-9202 //or// 21st Mortgage Corp: 800-955-0021

Key facts

• Newer ac unit
• Charming front porch
• Covered parking

Tags

• LIGHT FILLED INTERIOR
• DEDICATED OFFICE
• CHARMING FRONT PORCH
• STORAGE SHED
• COVERED PARKING
• NEWER AC UNIT

Property features AI

Finance

• Other: Located in Miller park; Make: Marle
• HOA & community: Senior community; Land lease: $498/month

Exterior

• Parking: Carport (2 spaces)
• Utilities: High-speed internet available
• Home design: Manufactured home (residential); One story
• Construction: Wood siding; Composition roof; Slab and block foundation; skirted; axel removed
• Exterior features: Deck; Patio; Automatic sprinkler; Corner lot; Private road frontage

Interior

• Kitchen: Free-standing range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Hot water; Utility room; Grab bars throughout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.2% in Spokane — 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 80/100 on livability (#93 in WA, #1,822 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Spokane School District (urban): math 47% / reading 58% proficiency, ranked #136 of 291 in WA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.5%/yr); 207 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 8.0% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $170k implies a 227% gain — meaningful room to come down on a strong offer.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 B-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $163,072
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6408 N Altamont St	0.33mi	4/2.0 (+1)	1,512 (-4%)	3mo	$325,000	$215	71
6632 N Crestline St	0.10mi	3/2.0	1,386 (-12%)	11mo	$330,000	$238	67
6624 N Crestline St	0.12mi	3/2.0	1,450 (-8%)	20mo	$335,000	$231	66
2206 E Houghton Ave	0.47mi	3/2.0	1,566 (-0%)	17mo	$385,000	$246	64
6805 N Crestline St #24	0.00mi	3/2.0	1,782 (+14%)	19mo	$70,000	$39	62
1211 E Lyons #62 Ave	0.52mi	3/2.0	1,400 (-11%)	6mo	$135,000	$96	53
1209 E Lyons Ave #193	0.54mi	2/2.0 (-1)	1,680 (+7%)	9mo	$93,500	$56	50
1211 E Lyons Ave #83	0.52mi	3/2.0	1,344 (-14%)	5mo	$93,000	$69	48
1205 E Lyons Ave #8	0.64mi	2/2.0 (-1)	1,344 (-14%)	23mo	$140,000	$104	23

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,501
• Equity at exit: $25,348

10-year hold

• IRR: 15.8%
• Equity multiple: 2.60×
• Total profit: $75,944
• Equity at exit: $14,698

Cash invested: $47,600 (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 99217

• Home prices YoY: -30.7%
• Rents YoY: 9.5%
• Active inventory: 207
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $329

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 78%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1517 E Calkins Ave Spokane, WA	4.0	2.0	1753	$2,200	$1.25	13d	1	0.66mi
2420 E Joseph Ave Spokane, WA	3.0	2.5	1268	$1,900	$1.50	23d	1	0.72mi
1718 E Lincoln Rd Spokane, WA	1.0–2.0	1.0–2.0	975	$1,795	$1.84	13d	10	0.73mi
1508 E Nebraska Ave Spokane, WA	3.0	2.0	2200	$1,995	$0.91	23d	1	0.82mi
723 E Sitka Spokane, WA	2.0	2.0	1400	$1,875	$1.34	13d	1	0.92mi
6903 N Cincinnati St Spokane, WA	3.0	2.0	1600	$2,100	$1.31	23d	1	0.93mi
510 E Dalke Ave Spokane, WA	2.0	1.0	1500	$1,595	$1.06	21d	1	1.14mi
6203 N Astor St Spokane, WA	2.0	1.0	1100	$1,400	$1.27	13d	1	1.20mi
6203 N Astor St Unit 2 Spokane, WA	2.0	1.5	1100	$1,400	$1.27	21d	1	1.20mi
7024 N Colton St Spokane, WA	2.0	2.0	1082	$1,385	$1.28	13d	1	1.23mi
636 E Magnesium Rd Spokane, WA	1.0–3.0	1.0–3.0	1053	$2,325	$2.21	13d	12	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $170,000 Active 87 DOM
2. 2026-06-17
   days on market $170,000 Active 86 DOM
3. 2026-06-16
   days on market $170,000 Active 85 DOM
4. 2026-06-15
   days on market $170,000 Active 84 DOM
5. 2026-06-14
   days on market $170,000 Active 82 DOM
6. 2026-06-10
   days on market $170,000 Active 79 DOM
7. 2026-06-09
   days on market $170,000 Active 78 DOM
8. 2026-06-08
   days on market $170,000 Active 77 DOM
9. 2026-06-07
   days on market $170,000 Active 76 DOM
10. 2026-06-03
    days on market $170,000 Active 72 DOM
11. 2026-06-02
    days on market $170,000 Active 71 DOM
12. 2026-06-01
    days on market $170,000 Active 70 DOM
13. 2026-05-31
    days on market $170,000 Active 69 DOM
14. 2026-05-31
    days on market $170,000 Active 68 DOM
15. 2026-05-01
    price $170,000
16. 2026-05-01
    price $175,000
17. 2026-03-23
    listed $180,000 Active
18. 2014-03-04
    soldstatus $52,000 531-char remark

    Show marketing remark (531 chars)

    WELL MAINTAINED Manufactured Home!!! This 1568 Sq Ft home features open living room w/ formal dining, large kitchen w/ eating space & eating bar, den/office w/ built in hutch, etc. Updates: 2012 - Steel lifetime screens - all window & New controls in sprinklers; 2010 - Rebath in master bath. It’s move in ready! 8X10 Storage Shed w/ power installed. Lot lease includes water & sewer & garbage. Possible Financing: Financial Services Unlimited: 800-238-9202 //or// 21st Mortgage Corp: 800-955-0021

19. 2013-05-18
    listed $55,000 531-char remark

    Show marketing remark (531 chars)

    WELL MAINTAINED Manufactured Home!!! This 1568 Sq Ft home features open living room w/ formal dining, large kitchen w/ eating space & eating bar, den/office w/ built in hutch, etc. Updates: 2012 - Steel lifetime screens - all window & New controls in sprinklers; 2010 - Rebath in master bath. It’s move in ready! 8X10 Storage Shed w/ power installed. Lot lease includes water & sewer & garbage. Possible Financing: Financial Services Unlimited: 800-238-9202 //or// 21st Mortgage Corp: 800-955-0021

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,844
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$4,945
• Taxable income: $1,321
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $3,632/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: Spokane School District
• NCES district ID: 5308250
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $43,187
• Composite: 46.1/100
• National rank: #5477
• State rank: #136 of 291 in WA

Livability — Spokane

• Score: 80/100
• State rank: #93
• US rank: #1822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spokane, WA
• County: Spokane County · 496,401 people
• City population: 298,820
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 21,441
• Household income: $73,620
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 630.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Asian 4% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Scotch-Irish 4% Iranian 3%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Asian/Pacific 2%

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: ▼ -152.19%
• Current HPI: 343.0283
• Rent YoY: ▲ 9.52%
• Metro: Spokane-Spokane Valley, 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

+209.1% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $170,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $175,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-23 Listed $180,000 SPOKANEMLS as Distributed by MLS Grid
• 2014-03-04 Sold (MLS) $52,000 SPOKANEMLS as Distributed by MLS Grid
• 2013-05-18 Listed $55,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

-5.3%/yr

Latest (2026): $311 · -79.8% YoY. Source: county tax records.