520 N Main Unit F · Pe Ell, WA 98572

$89,999

3 bd · 2.0 ba · 1,056 sqft · Other public records · 162 Days on market

Built 1975 $85/sqft · 53% below area ↓ 40% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home offers many extras including additions that provide an extension to the main square footage supplying a family room as well as a connecting large space giving a second kitchen. Has covered patio, heat pump for efficiency and a wood stove that warms the bones. A metal roof expanding over the original home contributes to interior protection. Outside of home recently painted. Located between the city amenities of Chehalis/Centralia & Beach access through Raymond. Enjoy Rainbow Falls State Park, Chehalis River, Willapa Trails, fishing, hiking, biking & wildlife. Come see for yourself.

Key facts

• Metal roof
• Wood stove
• Heat pump

Tags

• FAMILY ROOM
• SECOND KITCHEN
• COVERED PATIO
• HEAT PUMP
• WOOD STOVE
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#348 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, crime F, amenities F.
• Pe Ell School District (rural): math 45% / reading 60% proficiency, ranked #133 of 291 in WA (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.3% local appreciation)).
• Lewis County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $192,805
• List price: $89,999
• Delta: -53.32%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.30×
• Total profit: $32,676
• Equity at exit: $36,965

10-year hold

• IRR: 25.2%
• Equity multiple: 4.39×
• Total profit: $85,392
• Equity at exit: $54,380

Cash invested: $25,200 (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 98572

• Home prices YoY: 0.9%
• Active inventory: 15
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $394

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 64%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $89,999 Active 162 DOM
2. 2026-06-17
   days on market $89,999 Active 161 DOM
3. 2026-06-16
   days on market $89,999 Active 160 DOM
4. 2026-06-15
   days on market $89,999 Active 159 DOM
5. 2026-06-15
   days on market $89,999 Active 158 DOM
6. 2026-06-13
   days on market $89,999 Active 157 DOM
7. 2026-06-12
   days on market $89,999 Active 156 DOM
8. 2026-06-09
   days on market $89,999 Active 153 DOM
9. 2026-06-08
   days on market $89,999 Active 152 DOM
10. 2026-06-08
    days on market $89,999 Active 151 DOM
11. 2026-06-05
    days on market $89,999 Active 149 DOM
12. 2026-06-03
    days on market $89,999 Active 147 DOM
13. 2026-06-02
    days on market $89,999 Active 146 DOM
14. 2026-06-01
    days on market $89,999 Active 145 DOM
15. 2026-05-31
    days on market $89,999 Active 144 DOM
16. 2026-01-07
    listed $89,999 Active
17. 2020-08-21
    soldstatus $45,000 Sold
18. 2020-08-08
    status Pending Inspection
19. 2020-06-19
    listed $50,000 Active
20. 2020-04-28
    soldstatus $150,000

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,435
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,618
• Taxable income: $3,506
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $3,889/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: Pe Ell School District
• NCES district ID: 5306660
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $45,419
• Composite: 46.3/100
• National rank: #5395
• State rank: #133 of 291 in WA

Livability — Pe Ell

• Score: 65/100
• State rank: #348
• US rank: #13198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pe Ell, WA
• Population (ZIP): 806

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 20% Portuguese 5% Lithuanian 3%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.30%
• Current HPI: 243.7525
• 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

-40.0% since first listed

5 events — show timeline

• 2026-01-07 Listed $89,999 NWMLS as Distributed by MLS Grid
• 2020-08-21 Sold (MLS) $45,000 NWMLS as Distributed by MLS Grid
• 2020-08-08 Pending — NWMLS as Distributed by MLS Grid
• 2020-06-19 Listed $50,000 NWMLS as Distributed by MLS Grid
• 2020-04-28 Sold (Public Records) $150,000 Public Records

Property tax history

-2.0%/yr

Latest (2023): $94 · +12.6% YoY. Source: county tax records.