90 Harris Pl · Centerville, WA 98620

$219,900

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 3 Days on market

Built 1979 5.00 ac lot $143/sqft · 30% below area Est $315k · 30% under ↓ 5% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity meets potential on this scenic 5-acre parcel tucked away near the end of a private, well-maintained gravel road—offering privacy, tranquility, and partial views of Mt. Adams. With a desirable mix of open ground and mature Ponderosa pines, this property provides a beautiful setting for your future home, getaway, or investment. Valuable infrastructure is already in place, including a 30x48 shop (approximately half with a concrete floor and wired with power), along with a well, septic system, and power—saving time and expense as you bring your vision to life. There’s ample space for RV parking, outdoor recreation, and expansion. Starlink high-speed internet perfor

Key facts

• 5 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Property sits on approximately 5 acres (5 to 6.99 acres); Parcel number available
• HOA & community: No land lease; Not a senior community; Zoning: GR5

Exterior

• Parking: Driveway parking; RV access/parking; Carport (detached, oversized) with 2 garage/carport spaces total; Detached oversized 2-car garage/carport
• Utilities: Well water; Septic tank sewer; Electric power; Wood-burning fuel option
• Home design: Single-family residence; Residential property; Fixer condition; Mountain and trees/woods view; Main-level living (main level area reported)
• Construction: Built in 1979; Composition roof; Lap siding exterior
• Exterior features: Lap siding; Deck; Barn(s); Outbuilding; Private road access; RV parking/parking for RV or boat; Level and pasture areas with trees; Gravel road surface

Interior

• Kitchen: Cooktop; Double oven; Free-standing refrigerator; Plumbed for ice maker; Electric tank hot water
• Bedrooms: Primary bedroom (main level); Second bedroom; Third bedroom
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Wood stove; No central cooling
• Interior features: Laminate flooring; Soaking tub; Wood-burning stove fireplace with stove insert; Vinyl window frames
• Laundry & utility: Electric hot water tank (listed under kitchen/appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (32.5% below list).
• Recommended offer: $148k (32.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#343 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: health & safety C-, crime D+, amenities F.
• Goldendale School District (town): math 35% / reading 49% proficiency, ranked #213 of 291 in WA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Goldendale Primary School (291 students, 71% FRL); Goldendale Middle School (262 students, 78% FRL); Goldendale High School (299 students, 63% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 254 active listings in the ZIP; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,355 (32.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — 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 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?
5. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 12.4

CMA / ARV

• ARV (median comp): $315,353
• List price: $219,900
• Delta: -30.27%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Harris Pl	0.04mi	3/2.0	1,536 (0%)	1mo	$210,000	$137	98

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-47,215
• Equity at exit: $32,788

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-56,250
• Equity at exit: $19,013

Cash invested: $61,572 (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 98620

• Active inventory: 254
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-181

Break-even live

Break-even rent $1,712

Max offer price $188,000

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-118	+0% $-181	+5% $-243	+10% $-305
Rent	-10% $-298	-5% $-239	+0% $-181	+5% $-122	+10% $-63
Rate	-1.0pp $-70	-0.5pp $-125	base $-181	+0.5pp $-238	+1.0pp $-296

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Pending 1229-char remark
2. 2026-05-05
   listed $219,900 Active 1229-char remark

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $2,155 · $180/mo
• Expected delta: +$862/yr (+$72/mo · 66.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,803
• − Mortgage interest: −$12,318
• − Property taxes: −$1,293
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$6,397
• Taxable loss: −$6,154
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $-690/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: Goldendale School District
• NCES district ID: 5303090
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $37,859
• Composite: 37.31/100
• National rank: #8952
• State rank: #213 of 291 in WA

Livability — Centerville

• Score: 65/100
• State rank: #343
• US rank: #13078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,617

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.36%
• Current HPI: 210.0159
• 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

-4.5% since first listed

4 events — show timeline

• 2026-05-29 Sold (Public Records) $210,000 Public Records
• 2026-05-29 Sold (MLS) $210,000 RMLS
• 2026-05-08 Pending — RMLS
• 2026-05-05 Listed $219,900 RMLS

Property tax history

+3.9%/yr

Latest (2026): $1,293 · -13.6% YoY. Source: county tax records.