728 Sunrise Dr · Omak, WA 98841

$162,000

4 bd · 2.0 ba · 1,925 sqft · SingleFamily public records · 115 Days on market

Built 1964 9,148 sqft lot $84/sqft · 42% below area Est $322k · 50% under ↓ 13% since listing

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Daylight basement rambler with large fenced in backyard. Featuring 4 bedrooms and 1.5 baths. Kitchen with dining area. Living room with hardwood floors. 3 bedrooms on main floor. Lower level features large recreation area and 2 potential bedrooms. Two car attached carport keeps your car out of the elements. Close to downtown Omak, close to shopping and Hwy 97.

Key facts

• Daylight basement
• 9,148 sq ft lot
• 2 parking spots

Tags

• DAYLIGHT BASEMENT
• LARGE FENCED BACKYARD
• KITCHEN WITH DINING AREA
• LARGE RECREATION AREA
• TWO CAR ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $147k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.4% in Omak — 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 63/100 on livability (#386 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools C-, crime C-, health & safety C-.
• Omak School District (town): math 29% / reading 49% proficiency, ranked #227 of 291 in WA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 234 units permitted in Okanogan County in 2024 (0 in 5+ unit buildings).

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.
• Okanogan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $28k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $147,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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: 1.02% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $321,518
• List price: $162,000
• Delta: -49.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Sunrise Dr	0.07mi	3/2.0 (-1)	1,775 (-8%)	5mo	$207,000	$117	75
509 Locust St	0.40mi	4/2.0	1,976 (+3%)	12mo	$300,000	$152	67
71 Shumway Rd	0.50mi	3/2.5 (-1)	1,846 (-4%)	3mo	$468,750	$254	61
607 Bramble Ave	0.23mi	3/2.0 (-1)	1,700 (-12%)	8mo	$285,000	$168	58
713 Locust St	0.28mi	5/3.0 (+1)	2,160 (+12%)	7mo	$325,000	$150	52
224 W Apple St	0.57mi	3/2.0 (-1)	1,748 (-9%)	3mo	$218,000	$125	50
600 W Bartlett Ave	0.63mi	3/2.0 (-1)	1,856 (-4%)	21mo	$340,000	$183	42
304 Apple Ave W	0.59mi	4/2.0	1,662 (-14%)	10mo	$292,500	$176	42
224 Dewberry E	0.45mi	3/1.0 (-1)	1,674 (-13%)	13mo	$292,740	$175	37
536 Hillcrest Circle Dr	0.38mi	3/2.0 (-1)	1,645 (-14%)	22mo	$495,000	$301	34

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,463
• Equity at exit: $24,155

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,915
• Equity at exit: $14,007

Cash invested: $45,360 (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 98841

• Active inventory: 105
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $216

Break-even live

Break-even rent $1,377

Max offer price $162,000

Occupancy floor 82%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-12
   statusdays on market $162,000 Pending 115 DOM
2. 2026-06-09
   days on market $162,000 Active 113 DOM
3. 2026-06-08
   days on market $162,000 Active 112 DOM
4. 2026-06-08
   days on market $162,000 Active 111 DOM
5. 2026-06-07
   days on market $162,000 Active 110 DOM
6. 2026-06-03
   days on market $162,000 Active 107 DOM
7. 2026-06-02
   days on market $162,000 Active 106 DOM
8. 2026-06-01
   days on market $162,000 Active 105 DOM
9. 2026-05-31
   days on market $162,000 Active 104 DOM
10. 2026-05-05
    price $162,000
11. 2026-04-14
    status Active
12. 2026-04-09
    status Active
13. 2026-04-04
    status Pending
14. 2026-02-26
    price $177,500
15. 2026-02-10
    price $190,900
16. 2026-02-08
    listed $190,000 Active
17. 2014-09-15
    historical
18. 2014-09-12
    soldstatus $155,000 Sold
19. 2014-09-12
    soldstatus $155,000
20. 2013-10-03
    status Pending Inspection
21. 2012-06-05
    price $159,900
22. 2011-08-22
    price $169,900
23. 2011-05-24
    price $175,900
24. 2010-08-04
    listed $186,900 Active

ⓘ 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: $2,048 · $171/mo
• Projected year-2 tax: $2,048 · $171/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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,809
• − Mortgage interest: −$9,075
• − Property taxes: −$2,048
• − Insurance: −$810
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,713
• Taxable loss: −$6
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,598/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: Omak School District
• NCES district ID: 5306220
• Math proficiency: 29% ▬ 0.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $44,421
• Composite: 35.56/100
• National rank: #9729
• State rank: #227 of 291 in WA

Livability — Omak

• Score: 63/100
• State rank: #386
• US rank: #15185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omak, WA
• Population (ZIP): 9,376

Population outlook (Okanogan County) Hauer SSP2

• Today (2025): 40,288 people
• By 2030: 39,265 · -2.5%
• By 2040: 37,110 · -7.9%
• By 2050: 35,389 · -12.2%
• By 2075: 31,609 · -21.5%
• By 2100: 26,647 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 16% Native American 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Portuguese 4% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Okanogan

• 2024 margin: R (+15.0) · D 41.1% · R 56.0% · Other 2.9%
• 2008→2024 swing: -8.0pp toward R · 2008: -7.0pp · 2024: -15.0pp
• All cycles: 2024: R+15.0 2020: R+13.8 2016: R+21.3 2012: R+14.8 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.79%
• Current HPI: 190.8789
• 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

-13.3% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $162,000 NWMLS as Distributed by MLS Grid
• 2026-04-14 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-09 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-04 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $177,500 NWMLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $190,900 NWMLS as Distributed by MLS Grid
• 2026-02-08 Listed $190,000 NWMLS as Distributed by MLS Grid
• 2014-09-15 Delisted — NWMLS as Distributed by MLS Grid
• 2014-09-12 Sold (Public Records) $155,000 Public Records
• 2014-09-12 Sold (MLS) $155,000 NWMLS as Distributed by MLS Grid
• 2013-10-03 Pending — NWMLS as Distributed by MLS Grid
• 2012-06-05 Price Changed $159,900 NWMLS as Distributed by MLS Grid
• 2011-08-22 Price Changed $169,900 NWMLS as Distributed by MLS Grid
• 2011-05-24 Price Changed $175,900 NWMLS as Distributed by MLS Grid
• 2010-08-04 Listed $186,900 NWMLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2026): $2,048 · -7.9% YoY. Source: county tax records.