111 Young St · Grand Coulee, WA 99133

$87,000

4 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 42 Days on market

Built 1948 9,092 sqft lot $47/sqft · 54% below area

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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
• Appreciation +6.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

PRICE REDUCED and PRICED $56K BELOW GRANT COUNTY ASSESSED VALUE! This diamond in the rough offers views of Crescent Bay & Lake Roosevelt that highlight 1948 FIXER-UPPER ready for your vision and improvements. 1-story home with a daylight basement offers 2 bedrooms, 1 full bath on the main level (1,104 SF). The lower level has a separate entrance, 2nd kitchen, 2 bonus rms/1 bath—ideal for multi-generational living or rental use. Total home size is 2,038SF. Detached 480SF garage provides additional storage or workspace. Situated on three lots totaling 9,092 SF for added space and storage flexibility. Separate power meters. 3 City lots. Deferred maintenance is present, making this

Key facts

• Separate entrance
• Daylight basement
• 2nd kitchen

Tags

• VIEWS OF CRESCENT BAY
• VIEWS OF LAKE ROOSEVELT
• DAYLIGHT BASEMENT
• SEPARATE ENTRANCE
• 2ND KITCHEN
• MULTI-GENERATIONAL LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#381 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Grand Coulee Dam School District (rural): math 26% / reading 38% proficiency, ranked #262 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($601 loan paydown + $2k appreciation (2.6% local appreciation)).
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.84% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.94%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (median comp): $209,217
• List price: $87,000
• Delta: -58.42%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Center St	0.19mi	3/1.0 (-1)	1,811 (-2%)	1mo	$175,000	$97	78
509 Cooper Sq	0.63mi	4/1.5	1,724 (-7%)	11mo	$434,000	$252	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.15×
• Total profit: $52,334
• Equity at exit: $36,959

10-year hold

• IRR: 39.3%
• Equity multiple: 6.23×
• Total profit: $127,409
• Equity at exit: $55,333

Cash invested: $24,360 (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 99133

• Home prices YoY: 1.2%
• Active inventory: 35
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $689

Break-even live

Break-even rent $728

Max offer price $87,000

Occupancy floor 52%

Sensitivity live

Price	-10% $738	-5% $714	+0% $689	+5% $664	+10% $640
Rent	-10% $562	-5% $626	+0% $689	+5% $752	+10% $815
Rate	-1.0pp $733	-0.5pp $711	base $689	+0.5pp $666	+1.0pp $643

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   status $87,000 Pending 42 DOM
2. 2026-06-17
   days on market $87,000 Active 42 DOM
3. 2026-06-16
   days on market $87,000 Active 41 DOM
4. 2026-06-15
   days on market $87,000 Active 40 DOM
5. 2026-06-15
   days on market $87,000 Active 39 DOM
6. 2026-06-13
   days on market $87,000 Active 38 DOM
7. 2026-06-12
   remarks 689-char remark
8. 2026-06-12
   pricedays on market $87,000 Active 37 DOM
9. 2026-06-09
   days on market $97,000 Active 34 DOM
10. 2026-06-08
    days on market $97,000 Active 33 DOM
11. 2026-06-08
    days on market $97,000 Active 32 DOM
12. 2026-06-07
    days on market $97,000 Active 31 DOM
13. 2026-06-03
    days on market $97,000 Active 28 DOM
14. 2026-06-02
    days on market $97,000 Active 27 DOM
15. 2026-06-01
    days on market $97,000 Active 26 DOM
16. 2026-05-31
    days on market $97,000 Active 25 DOM
17. 2026-05-13
    status Active
18. 2026-03-27
    status Pending
19. 2026-03-20
    listed $97,000 Active
20. 2002-05-07
    soldstatus $60,000
21. 1990-07-03
    soldstatus $39,500
22. 1978-04-01
    soldstatus $27,000

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $995 · $83/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 17 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,204
• − Mortgage interest: −$4,873
• − Property taxes: −$995
• − Insurance: −$435
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,531
• Taxable income: $7,297
• Est. tax owed @ 24.0%: −$1,751
• After-tax cash flow: $6,515/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: Grand Coulee Dam School District
• NCES district ID: 5303130
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $46,635
• Composite: 30.27/100
• National rank: #11563
• State rank: #262 of 291 in WA

Livability — Grand Coulee

• Score: 63/100
• State rank: #381
• US rank: #15025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Coulee, WA
• Population (ZIP): 1,341

Population outlook (Grant County) Hauer SSP2

• Today (2025): 99,356 people
• By 2030: 102,107 · +2.8%
• By 2040: 108,318 · +9.0%
• By 2050: 114,712 · +15.5%
• By 2075: 131,376 · +32.2%
• By 2100: 146,163 · +47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 14% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.4% · Other 2.6%
• 2008→2024 swing: -9.9pp toward R · 2008: -27.5pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.4 2016: R+37.9 2012: R+32.6 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 210.3573
• 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

+259.3% since first listed

6 events — show timeline

• 2026-05-13 Relisted — NWMLS as Distributed by MLS Grid
• 2026-03-27 Pending — NWMLS as Distributed by MLS Grid
• 2026-03-20 Listed $97,000 NWMLS as Distributed by MLS Grid
• 2002-05-07 Sold (Public Records) $60,000 Public Records
• 1990-07-03 Sold (Public Records) $39,500 Public Records
• 1978-04-01 Sold (Public Records) $27,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $995 · +0.0% YoY. Source: county tax records.