1236 Jones Dr · Walla Walla, WA 99362

$49,900

2 bd · 1.0 ba · 1,214 sqft · Manufactured public records · 124 Days on market

Built 1970 Est $97k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in one of Walla Walla's nicest manufactured 55 and older parks. Just around the corner from restaurants and grocery shopping. This home has been a blessing to these owners and hope the new owners will enjoy the comfort and ease of ownership this home has offered them. Buyer subject to Park Approval.

Key facts

• Private backyard
• Covered back deck
• Walk-in shower

Tags

• COVERED BACK DECK
• PRIVATE BACKYARD
• WALK-IN SHOWER
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• Other: Monthly land lease amount $505
• Financial info: Listing terms: Cash
• HOA & community: Located in Rancho Villa mobile home park; Park approved for sale; Senior community; Clubhouse; Approximately 300 homes in the park; Monthly land lease

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; City sewer; Pacific Power electric service; Electric water heater (in closet)
• Home design: Manufactured double-wide home; Single-story; South-facing entry
• Construction: Metal/vinyl construction materials; Metal roof; Metal skirting; Pillar/post/pier foundation; Built by Great Lakes, model 47-26
• Exterior features: Metal/vinyl exterior; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Engineered hardwood; Carpet
• Bathrooms: 2 full bathrooms; 1 bathtub; 2 showers
• Heating & cooling: High-efficiency heating (90%+); Forced air heating; Heat pump; Central air conditioning; Forced air cooling
• Interior features: Water heater in closet; Ceiling fan(s); Double pane windows; Drapes; Walk-in closet; Patio/porch/deck; Awnings; Bath off primary
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/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: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.3% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 422 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $345 of loan paydown is wiped out by about $1k 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 + 2.4% 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 124 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $9k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $50k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1970 — 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: 3.30% ✓
• Cap rate: 29.29%
• Cash-on-cash: 82.12%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $97,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1236 Jones Dr	0.00mi	3/2.0 (+1)	1,214 (0%)	1mo	$49,900	$41	90
1260 Jones Dr	0.05mi	3/2.0 (+1)	1,344 (+11%)	3mo	$170,000	$126	68
1400 Samuel Dr	0.29mi	3/2.0 (+1)	1,280 (+5%)	2mo	$169,900	$133	67
1252 Jones Dr	0.03mi	3/2.0 (+1)	1,344 (+11%)	7mo	$120,000	$89	66
1328 Samuel	0.14mi	3/2.0 (+1)	1,352 (+11%)	0mo	$65,000	$48	66
1257 Arkansas Dr	0.09mi	3/2.0 (+1)	1,080 (-11%)	7mo	$70,000	$65	63
1264 Jones Dr	0.06mi	2/2.0	1,040 (-14%)	10mo	$125,000	$120	61
1312 Rancho Villa Dr	0.06mi	3/2.0 (+1)	1,352 (+11%)	10mo	$125,000	$92	61
1326 Samuel Dr	0.13mi	3/2.0 (+1)	1,334 (+10%)	10mo	$57,900	$43	60
1372 Samuel Dr	0.33mi	2/2.0	1,334 (+10%)	6mo	$55,000	$41	60
1312 Gloria Ln	0.32mi	3/2.0 (+1)	1,344 (+11%)	9mo	$62,000	$46	51
67 Jade St	0.70mi	3/2.0 (+1)	1,344 (+11%)	2mo	$107,000	$80	39

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: 81.7%
• Equity multiple: 4.71×
• Total profit: $51,849
• Equity at exit: $7,440

10-year hold

• IRR: 84.9%
• Equity multiple: 9.56×
• Total profit: $119,659
• Equity at exit: $4,314

Cash invested: $13,972 (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 99362

• Rents YoY: 2.4%
• Active inventory: 422
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $956

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 37%

Sensitivity live

Price	-10% $991	-5% $973	+0% $956	+5% $939	+10% $922
Rent	-10% $826	-5% $891	+0% $956	+5% $1,021	+10% $1,086
Rate	-1.0pp $981	-0.5pp $969	base $956	+0.5pp $943	+1.0pp $930

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Marjorie Pl Unit marj208 Walla Walla, WA	3.0	2.0	1080	$1,295	$1.20	44d	1	0.68mi
1908 Sunset Dr Unit 217 Walla Walla, WA	3.0	2.5	1500	$2,050	$1.37	44d	1	0.70mi
1914 Sunset Dr Unit 1914SUN-B Walla Walla, WA	2.0	1.5	952	$1,625	$1.71	44d	1	0.72mi
1339 Modoc St Walla Walla, WA	2.0	2.0	1187	$2,195	$1.85	44d	1	0.83mi
265 Avery St Walla Walla, WA	3.0	2.5	1268	$1,995	$1.57	44d	1	0.98mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	44d	1	0.99mi
101 Kenwood St #205 Walla Walla, WA	2.0	1.0	845	$1,325	$1.57	44d	1	1.13mi
2121 S 2nd Ave Apt 304 Walla Walla, WA	2.0	1.5	975	$1,530	$1.57	44d	1	1.17mi
420 Catherine St #3 Walla Walla, WA	2.0	1.0	890	$1,295	$1.46	44d	1	1.18mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	44d	1	1.23mi
22 NE Hadley Way #1 College Place, WA	2.0	2.5	1150	$2,095	$1.82	44d	1	1.37mi
378 S Park St Walla Walla, WA	2.0	1.5	800	$1,200	$1.50	44d	1	1.38mi
104 S Palouse St Walla Walla, WA	1.0	1.0	800	$1,100	$1.38	44d	1	1.38mi
105 N Spokane St Unit 201 Walla Walla, WA	2.0	1.0	750	$1,250	$1.67	44d	1	1.40mi
327 E Rose St Walla Walla, WA	1.0–2.0	1.0–2.0	863	$2,421	$2.80	44d	8	1.50mi

Listing history 16 events

1. 2026-04-19
   status Pending
2. 2026-02-21
   price $49,900
3. 2025-12-16
   listed $58,900 Active
4. 2024-03-13
   soldstatus $31,000 Closed
5. 2024-02-23
   status Pending
6. 2024-02-12
   price $45,000
7. 2024-01-02
   status Active
8. 2023-12-01
   price $50,000
9. 2023-10-04
   price $53,000
10. 2023-07-14
    price $55,000
11. 2023-06-22
    listed $75,000 Active
12. 2012-11-26
    soldstatus $17,500

    Show marketing remark (308 chars)

    Located in one of Walla Walla's nicest manufactured 55 and older parks. Just around the corner from restaurants and grocery shopping. This home has been a blessing to these owners and hope the new owners will enjoy the comfort and ease of ownership this home has offered them. Buyer subject to Park Approval.

13. 2012-11-26
    soldstatus $17,500 308-char remark

    Show marketing remark (308 chars)

    Located in one of Walla Walla's nicest manufactured 55 and older parks. Just around the corner from restaurants and grocery shopping. This home has been a blessing to these owners and hope the new owners will enjoy the comfort and ease of ownership this home has offered them. Buyer subject to Park Approval.

14. 2012-08-15
    listed $17,500

    Show marketing remark (308 chars)

    Located in one of Walla Walla's nicest manufactured 55 and older parks. Just around the corner from restaurants and grocery shopping. This home has been a blessing to these owners and hope the new owners will enjoy the comfort and ease of ownership this home has offered them. Buyer subject to Park Approval.

15. 2012-08-15
    listed $17,500 308-char remark

    Show marketing remark (308 chars)

    Located in one of Walla Walla's nicest manufactured 55 and older parks. Just around the corner from restaurants and grocery shopping. This home has been a blessing to these owners and hope the new owners will enjoy the comfort and ease of ownership this home has offered them. Buyer subject to Park Approval.

16. 2009-09-29
    soldstatus $10,000

ⓘ 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 23% 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 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,762
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$1,452
• Taxable income: $11,355
• Est. tax owed @ 24.0%: −$2,725
• After-tax cash flow: $8,749/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: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 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: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• 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

+399.0% since first listed

16 events — show timeline

• 2026-04-19 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $49,900 NWMLS as Distributed by MLS Grid
• 2025-12-16 Listed $58,900 NWMLS as Distributed by MLS Grid
• 2024-03-13 Sold (MLS) $31,000 NWMLS as Distributed by MLS Grid
• 2024-02-23 Pending — NWMLS as Distributed by MLS Grid
• 2024-02-12 Price Changed $45,000 NWMLS as Distributed by MLS Grid
• 2024-01-02 Relisted — NWMLS as Distributed by MLS Grid
• 2023-12-01 Price Changed $50,000 NWMLS as Distributed by MLS Grid
• 2023-10-04 Price Changed $53,000 NWMLS as Distributed by MLS Grid
• 2023-07-14 Price Changed $55,000 NWMLS as Distributed by MLS Grid
• 2023-06-22 Listed $75,000 NWMLS as Distributed by MLS Grid
• 2012-11-26 Sold (MLS) $17,500 RMLS
• 2012-11-26 Sold (MLS) $17,500 NWMLS as Distributed by MLS Grid
• 2012-08-15 Listed $17,500 RMLS
• 2012-08-15 Listed $17,500 NWMLS as Distributed by MLS Grid
• 2009-09-29 Sold (Public Records) $10,000 Public Records

Property tax history

-40.2%/yr

Latest (2026): $2 · -99.6% YoY. Source: county tax records.