1026 SE Dove Ln · College Place, WA 99324

$50,000

2 bd · 2.0 ba · 1,194 sqft · Manufactured public records · 22 Days on market

Built 1983

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming manufactured home set on a rose-lined lot. Step inside to a spacious, open living and dining area featuring vaulted ceilings and a large wall of windows that fills the home with natural light while looking out toward the peaceful cul-de-sac. The kitchen opens comfortably to the dining room, creating an easy flow for everyday living or gathering with guests. A built-in china cabinet adds character and extra storage in the dining area. The walk-through laundry room offers convenient access to the primary bathroom, while the primary ensuite features a double-sink vanity, relaxing garden tub, and step-in shower. Outside, enjoy an oversized front porch made for quie

Key facts

• Double-sink vanity
• Peaceful cul-de-sac
• Community pool

Tags

• OPEN LIVING AND DINING AREA
• LARGE WALL OF WINDOWS
• PEACEFUL CUL-DE-SAC
• BUILT-IN CHINA CABINET
• WALK-THROUGH LAUNDRY ROOM
• DOUBLE-SINK VANITY

Property features AI

Finance

• Financial info: Listing terms: Cash
• HOA & community: Land lease: $531; Senior community; Park approved for sale; Park amenities: clubhouse, common area, pool, sidewalks; Approximately 140 homes in the park (Country Estates)

Exterior

• Parking: Carport; RV parking available in the park
• Utilities: Community water (City of College Place); Sewer service (City of College Place); Electric service (Pacific Power); Cable (Spectrum); Internet (Spectrum)
• Home design: Manufactured double-wide home; Single-level; North-facing
• Construction: Wood construction; Composition roof; Manufactured after 6/15/1976; Mobile home remains
• Exterior features: Wood exterior products; Patio/porch/deck; Awnings; Drapes; Walk-in closet (built-in feature); Vaulted ceilings; Bath off primary

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Forced air cooling; Electric energy source; Double pane windows
• Interior features: Fireplace (wood burning)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 2.5% in College Place — 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 82/100 on livability (#71 in WA, #1,277 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D, amenities D-.
• College Place School District (suburban): math 41% / reading 53% proficiency, ranked #170 of 291 in WA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $50k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.09% ✓
• Cap rate: 27.21%
• Cash-on-cash: 74.72%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $126,564
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
961 SE Scenic View Dr	0.05mi	2/2.0	1,244 (+4%)	13mo	$90,000	$72	80
1455 SE Osprey Ln	0.09mi	2/2.0	1,148 (-4%)	12mo	$122,000	$106	80
1402 Samuel Dr	0.10mi	3/2.0 (+1)	1,280 (+7%)	10mo	$175,000	$137	70
1458 SE Sandpiper Ln	0.20mi	3/2.0 (+1)	1,340 (+12%)	1mo	$85,320	$64	64
877 SE Mockingbird Dr	0.07mi	3/2.0 (+1)	1,340 (+12%)	23mo	$100,000	$75	52
127 SE Pepperidge Pl	0.63mi	3/2.0 (+1)	1,304 (+9%)	22mo	$250,000	$192	32

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: 68.5%
• Equity multiple: 4.09×
• Total profit: $43,254
• Equity at exit: $7,455

10-year hold

• IRR: 72.7%
• Equity multiple: 8.43×
• Total profit: $103,979
• Equity at exit: $4,323

Cash invested: $14,000 (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 99324

• Home prices YoY: -17.6%
• Active inventory: 103
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$262
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $805

Break-even live

Break-even rent $527

Max offer price $50,000

Occupancy floor 43%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 SE Scenic View Dr Unit 2 TOP FLOOR College Place, WA	2.0	1.0	800	$1,450	$1.81	43d	1	0.24mi
108 SE 6th St Apt 11 College Place, WA	2.0	1.0	720	$1,195	$1.66	43d	1	0.76mi
1005 SW Puff Ln College Place, WA	2.0	1.0	890	$1,100	$1.24	43d	1	0.78mi
806 S College Ave College Place, WA	1.0–2.0	1.0–2.0	738	$1,750	$2.37	43d	3	0.79mi
310 SE 3rd St Unit 4 College Place, WA	2.0	1.0	1300	$1,300	$1.00	43d	1	0.81mi
24 SE 4th St College Place, WA	3.0	1.0	1270	$2,045	$1.61	43d	1	0.87mi
211 SE 3rd St Unit Irisview 327-101 College Place, WA	2.0	1.0	800	$1,295	$1.62	43d	1	0.87mi
512 S College Ave #1 College Place, WA	3.0	1.0	1328	$1,785	$1.34	43d	1	0.88mi
22 NE Hadley Way #1 College Place, WA	2.0	2.5	1150	$2,095	$1.82	43d	1	0.94mi
43 NE Ash Ave #2 College Place, WA	1.0	1.0	819	$1,185	$1.45	43d	1	1.14mi
255 Elder Pl #3 College Place, WA	2.0	1.0	889	$1,415	$1.59	43d	1	1.14mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	43d	1	1.16mi
418 SW 4th St Unit C College Place, WA	2.0	1.5	1150	$1,595	$1.39	43d	1	1.20mi
220 N College Ave College Place, WA	2.0	1.0	850	$1,150	$1.35	43d	1	1.26mi
70 NE Rose St Unit B College Place, WA	3.0	1.0	1500	$1,300	$0.87	43d	1	1.34mi
623 W Whitman Dr Unit 623 Whitman College Place, WA	2.0	1.5	900	$1,575	$1.75	43d	1	1.42mi
101 Kenwood St #205 Walla Walla, WA	2.0	1.0	845	$1,325	$1.57	43d	1	1.45mi

Listing history 19 events

1. 2026-06-19
   days on market $50,000 Active 22 DOM
2. 2026-06-18
   days on market $50,000 Active 21 DOM
3. 2026-06-17
   days on market $50,000 Active 20 DOM
4. 2026-06-16
   days on market $50,000 Active 19 DOM
5. 2026-06-15
   days on market $50,000 Active 18 DOM
6. 2026-06-14
   days on market $50,000 Active 16 DOM
7. 2026-06-12
   days on market $50,000 Active 15 DOM
8. 2026-06-09
   days on market $50,000 Active 12 DOM
9. 2026-06-08
   days on market $50,000 Active 11 DOM
10. 2026-06-07
    days on market $50,000 Active 10 DOM
11. 2026-06-05
    days on market $50,000 Active 7 DOM
12. 2026-06-03
    days on market $50,000 Active 6 DOM
13. 2026-06-02
    days on market $50,000 Active 5 DOM
14. 2026-06-01
    days on market $50,000 Active 4 DOM
15. 2026-05-31
    days on market $50,000 Active 3 DOM
16. 2026-05-30
    days on market $50,000 Active 2 DOM
17. 2026-05-28
    listed $50,000 Active
18. 2006-07-20
    soldstatus $32,500
19. 2005-11-15
    soldstatus $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: $798 · $67/mo
• Projected year-2 tax: $798 · $67/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 92% 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 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,552
• − Mortgage interest: −$2,801
• − Property taxes: −$798
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$1,455
• Taxable income: $9,482
• Est. tax owed @ 24.0%: −$2,276
• After-tax cash flow: $7,388/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: College Place School District
• NCES district ID: 5301470
• Math proficiency: 41% ▲ 2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $48,045
• Composite: 42.23/100
• National rank: #6997
• State rank: #170 of 291 in WA

Livability — College Place

• Score: 82/100
• State rank: #71
• US rank: #1277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Place, WA
• County: Walla Walla County · 52,990 people
• City population: 10,137
• Metro: Walla Walla, WA
• Population (ZIP): 10,137
• Household income: $62,839
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 400.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 6% Lithuanian 4% Portuguese 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -69.73%
• Current HPI: 326.0923
• Rent YoY: —
• 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

+67.2% since first listed

3 events — show timeline

• 2026-05-28 Listed $50,000 NWMLS as Distributed by MLS Grid
• 2006-07-20 Sold (Public Records) $32,500 Public Records
• 2005-11-15 Sold (Public Records) $29,900 Public Records

Property tax history

+6.1%/yr

Latest (2026): $798 · +8.2% YoY. Source: county tax records.