260 NW Golden Hills Dr #40 · Pullman, WA 99163

$130,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 81 Days on market

Built 1995 $83/sqft · 7% above area Est $121k · 7% over

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.8/10.0
• ARV discount +4.2/15.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 291099 Step inside this beautifully updated 4-bedroom, 2-bath home where comfort, style, and thoughtful upgrades come together effortlessly. From the moment you walk in, you’ll notice the fresh new flooring, updated trim, crown molding, and crisp interior paint that give the home a bright, clean, and modern feel. At the heart of the home, the stunning kitchen offers stainless steel appliances and beautiful countertops, creating a space that is both functional and welcoming—perfect for preparing meals, gathering with friends, or enjoying everyday moments at home. The spacious floor plan features two separate living areas, offering flexibility for entertaining, relaxing, or creating dedicated spaces for work, play, or family time. The primary suite serves as a comfortable private retreat, complete with a bright ensuite bathroom featuring a walk-in shower, dual vanities, and natural light that adds to the calm, inviting atmosphere. Step outside to the fully fenced backyard where a newly updated deck creates the perfect setting for summer BBQs, evening gatherings, or simply unwinding outdoors. With a new roof installed in 2021 and clear pride of ownership throughout, this home has been well loved and carefully maintained. Now it’s ready for its next owners to move in, settle down, and start making their own memories.

Key facts

• Updated trim
• Updated flooring
• Walk-in shower

Tags

• UPDATED FLOORING
• UPDATED TRIM
• CROWN MOLDING
• STAINLESS STEEL APPLIANCES
• BRIGHT ENSUITE BATHROOM
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.2% in Pullman — 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 85/100 on livability (#32 in WA, #542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Pullman School District (town): math 63% / reading 76% proficiency, ranked #30 of 291 in WA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 3 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; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).
• At $1,810/mo this rent would consume 45% of the median local household income ($48k/yr) (locally 3453% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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: 1.39% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (median comp): $121,000
• List price: $130,000
• Delta: 7.44%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 NW Golden Hls #58	0.17mi	3/2.0	1,716 (+9%)	4mo	$117,000	$68	73
214 NW Lancer Ln	0.26mi	3/2.0	1,456 (-7%)	9mo	$125,000	$86	68
260 NW Golden Hills Dr #19	0.00mi	3/2.0	1,792 (+14%)	11mo	$107,000	$60	67
255 NW Golden Hills #59 Dr #59	0.17mi	3/2.0	1,456 (-7%)	16mo	$110,000	$76	67
115 NW Parkwood Blvd	0.27mi	3/2.0	1,680 (+7%)	12mo	$159,000	$95	66
255 NW Golden Hills Dr. Sp #6 Dr #6	0.17mi	4/2.0 (+1)	1,782 (+14%)	4mo	$125,000	$70	61
260 NW Golden Hls #11	0.00mi	3/2.0	1,344 (-14%)	21mo	$104,000	$77	59
101 NW Glenhaven Dr	0.23mi	3/2.0	1,344 (-14%)	16mo	$165,000	$123	53
229 NW Lancer Ln	0.30mi	4/2.0 (+1)	1,352 (-14%)	9mo	$28,750	$21	50
410 NW Park West Dr	0.58mi	3/2.0	1,344 (-14%)	12mo	$79,900	$59	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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $18,169
• Equity at exit: $19,383

10-year hold

• IRR: 21.7%
• Equity multiple: 2.88×
• Total profit: $68,538
• Equity at exit: $11,240

Cash invested: $36,400 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $604

Break-even live

Break-even rent $1,046

Max offer price $130,000

Occupancy floor 62%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$2,124	$2.12	43d	1	0.56mi
1115 SW Lost Trail Dr Pullman, WA	3.0	2.5	1472	$2,100	$1.43	43d	1	0.65mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$669	$0.69	43d	1	1.49mi

Listing history 29 events

1. 2026-06-19
   days on market $130,000 Active 81 DOM
2. 2026-06-18
   days on market $130,000 Active 80 DOM
3. 2026-06-17
   days on market $130,000 Active 79 DOM
4. 2026-06-16
   days on market $130,000 Active 78 DOM
5. 2026-06-15
   days on market $130,000 Active 77 DOM
6. 2026-06-14
   days on market $130,000 Active 75 DOM
7. 2026-06-12
   days on market $130,000 Active 74 DOM
8. 2026-06-09
   days on market $130,000 Active 71 DOM
9. 2026-06-08
   days on market $130,000 Active 70 DOM
10. 2026-06-07
    days on market $130,000 Active 69 DOM
11. 2026-06-05
    days on market $130,000 Active 66 DOM
12. 2026-06-02
    days on market $130,000 Active 64 DOM
13. 2026-06-01
    days on market $130,000 Active 63 DOM
14. 2026-05-31
    days on market $130,000 Active 62 DOM
15. 2026-05-30
    days on market $130,000 Active 61 DOM
16. 2026-04-30
    price $135,000 1357-char remark

    Show marketing remark (1357 chars)

    MLS# 291099 Step inside this beautifully updated 4-bedroom, 2-bath home where comfort, style, and thoughtful upgrades come together effortlessly. From the moment you walk in, you’ll notice the fresh new flooring, updated trim, crown molding, and crisp interior paint that give the home a bright, clean, and modern feel. At the heart of the home, the stunning kitchen offers stainless steel appliances and beautiful countertops, creating a space that is both functional and welcoming—perfect for preparing meals, gathering with friends, or enjoying everyday moments at home. The spacious floor plan features two separate living areas, offering flexibility for entertaining, relaxing, or creating dedicated spaces for work, play, or family time. The primary suite serves as a comfortable private retreat, complete with a bright ensuite bathroom featuring a walk-in shower, dual vanities, and natural light that adds to the calm, inviting atmosphere. Step outside to the fully fenced backyard where a newly updated deck creates the perfect setting for summer BBQs, evening gatherings, or simply unwinding outdoors. With a new roof installed in 2021 and clear pride of ownership throughout, this home has been well loved and carefully maintained. Now it’s ready for its next owners to move in, settle down, and start making their own memories.

17. 2026-04-29
    status Active 1357-char remark

    Show marketing remark (1357 chars)

    MLS# 291099 Step inside this beautifully updated 4-bedroom, 2-bath home where comfort, style, and thoughtful upgrades come together effortlessly. From the moment you walk in, you’ll notice the fresh new flooring, updated trim, crown molding, and crisp interior paint that give the home a bright, clean, and modern feel. At the heart of the home, the stunning kitchen offers stainless steel appliances and beautiful countertops, creating a space that is both functional and welcoming—perfect for preparing meals, gathering with friends, or enjoying everyday moments at home. The spacious floor plan features two separate living areas, offering flexibility for entertaining, relaxing, or creating dedicated spaces for work, play, or family time. The primary suite serves as a comfortable private retreat, complete with a bright ensuite bathroom featuring a walk-in shower, dual vanities, and natural light that adds to the calm, inviting atmosphere. Step outside to the fully fenced backyard where a newly updated deck creates the perfect setting for summer BBQs, evening gatherings, or simply unwinding outdoors. With a new roof installed in 2021 and clear pride of ownership throughout, this home has been well loved and carefully maintained. Now it’s ready for its next owners to move in, settle down, and start making their own memories.

18. 2026-04-23
    status Pending 1357-char remark

    Show marketing remark (1357 chars)

    MLS# 291099 Step inside this beautifully updated 4-bedroom, 2-bath home where comfort, style, and thoughtful upgrades come together effortlessly. From the moment you walk in, you’ll notice the fresh new flooring, updated trim, crown molding, and crisp interior paint that give the home a bright, clean, and modern feel. At the heart of the home, the stunning kitchen offers stainless steel appliances and beautiful countertops, creating a space that is both functional and welcoming—perfect for preparing meals, gathering with friends, or enjoying everyday moments at home. The spacious floor plan features two separate living areas, offering flexibility for entertaining, relaxing, or creating dedicated spaces for work, play, or family time. The primary suite serves as a comfortable private retreat, complete with a bright ensuite bathroom featuring a walk-in shower, dual vanities, and natural light that adds to the calm, inviting atmosphere. Step outside to the fully fenced backyard where a newly updated deck creates the perfect setting for summer BBQs, evening gatherings, or simply unwinding outdoors. With a new roof installed in 2021 and clear pride of ownership throughout, this home has been well loved and carefully maintained. Now it’s ready for its next owners to move in, settle down, and start making their own memories.

19. 2026-04-07
    status Active 1357-char remark

    Show marketing remark (1357 chars)

    MLS# 291099 Step inside this beautifully updated 4-bedroom, 2-bath home where comfort, style, and thoughtful upgrades come together effortlessly. From the moment you walk in, you’ll notice the fresh new flooring, updated trim, crown molding, and crisp interior paint that give the home a bright, clean, and modern feel. At the heart of the home, the stunning kitchen offers stainless steel appliances and beautiful countertops, creating a space that is both functional and welcoming—perfect for preparing meals, gathering with friends, or enjoying everyday moments at home. The spacious floor plan features two separate living areas, offering flexibility for entertaining, relaxing, or creating dedicated spaces for work, play, or family time. The primary suite serves as a comfortable private retreat, complete with a bright ensuite bathroom featuring a walk-in shower, dual vanities, and natural light that adds to the calm, inviting atmosphere. Step outside to the fully fenced backyard where a newly updated deck creates the perfect setting for summer BBQs, evening gatherings, or simply unwinding outdoors. With a new roof installed in 2021 and clear pride of ownership throughout, this home has been well loved and carefully maintained. Now it’s ready for its next owners to move in, settle down, and start making their own memories.

20. 2026-03-23
    status Pending 1357-char remark

    Show marketing remark (1357 chars)

    MLS# 291099 Step inside this beautifully updated 4-bedroom, 2-bath home where comfort, style, and thoughtful upgrades come together effortlessly. From the moment you walk in, you’ll notice the fresh new flooring, updated trim, crown molding, and crisp interior paint that give the home a bright, clean, and modern feel. At the heart of the home, the stunning kitchen offers stainless steel appliances and beautiful countertops, creating a space that is both functional and welcoming—perfect for preparing meals, gathering with friends, or enjoying everyday moments at home. The spacious floor plan features two separate living areas, offering flexibility for entertaining, relaxing, or creating dedicated spaces for work, play, or family time. The primary suite serves as a comfortable private retreat, complete with a bright ensuite bathroom featuring a walk-in shower, dual vanities, and natural light that adds to the calm, inviting atmosphere. Step outside to the fully fenced backyard where a newly updated deck creates the perfect setting for summer BBQs, evening gatherings, or simply unwinding outdoors. With a new roof installed in 2021 and clear pride of ownership throughout, this home has been well loved and carefully maintained. Now it’s ready for its next owners to move in, settle down, and start making their own memories.

21. 2026-03-10
    listed $139,500 Active 1357-char remark

    Show marketing remark (1357 chars)

    MLS# 291099 Step inside this beautifully updated 4-bedroom, 2-bath home where comfort, style, and thoughtful upgrades come together effortlessly. From the moment you walk in, you’ll notice the fresh new flooring, updated trim, crown molding, and crisp interior paint that give the home a bright, clean, and modern feel. At the heart of the home, the stunning kitchen offers stainless steel appliances and beautiful countertops, creating a space that is both functional and welcoming—perfect for preparing meals, gathering with friends, or enjoying everyday moments at home. The spacious floor plan features two separate living areas, offering flexibility for entertaining, relaxing, or creating dedicated spaces for work, play, or family time. The primary suite serves as a comfortable private retreat, complete with a bright ensuite bathroom featuring a walk-in shower, dual vanities, and natural light that adds to the calm, inviting atmosphere. Step outside to the fully fenced backyard where a newly updated deck creates the perfect setting for summer BBQs, evening gatherings, or simply unwinding outdoors. With a new roof installed in 2021 and clear pride of ownership throughout, this home has been well loved and carefully maintained. Now it’s ready for its next owners to move in, settle down, and start making their own memories.

22. 2020-11-25
    soldstatus $115,000 487-char remark

    Show marketing remark (487 chars)

    This is a wonderfully and tastefully updated 3 bed 2 bath home. Beautiful kitchen with stainless steal appliances and stunning countertops. Fully fenced back yard with plenty of space for entertaining. This home has been loved by the family that has lived here and its ready for the next owners to enjoy it as much as they did. Has a wonderful master ensuite and two separate living areas. Freshly painted interior that really gives it a fresh look and feel. Call for your showing today.

23. 2020-09-23
    listed $115,000 487-char remark

    Show marketing remark (487 chars)

    This is a wonderfully and tastefully updated 3 bed 2 bath home. Beautiful kitchen with stainless steal appliances and stunning countertops. Fully fenced back yard with plenty of space for entertaining. This home has been loved by the family that has lived here and its ready for the next owners to enjoy it as much as they did. Has a wonderful master ensuite and two separate living areas. Freshly painted interior that really gives it a fresh look and feel. Call for your showing today.

24. 2018-08-27
    soldstatus $75,000
25. 2018-06-07
    listed $75,000
26. 2016-10-31
    soldstatus $57,000
27. 2016-09-09
    listed $62,000
28. 2012-08-31
    soldstatus $47,000
29. 2012-02-13
    listed $52,900

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$192/yr (+$16/mo · 17.8%)

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

Taxation est. · year 1

• Rental income: $21,721
• − Mortgage interest: −$7,282
• − Property taxes: −$1,082
• − Insurance: −$650
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$3,782
• Taxable income: $5,450
• Est. tax owed @ 24.0%: −$1,308
• After-tax cash flow: $5,939/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: Pullman School District
• NCES district ID: 5306930
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 76% ▲ 1.00%
• Median HH income: $29,034
• Composite: 58.15/100
• National rank: #2131
• State rank: #30 of 291 in WA

Livability — Pullman

• Score: 85/100
• State rank: #32
• US rank: #542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pullman, WA
• County: Whitman County · 34,022 people
• City population: 34,022
• Metro: Pullman, WA
• Population (ZIP): 34,022
• Household income: $48,231
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 3453.0

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 12% Asian 10% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -367.44%
• Current HPI: 153.4778
• Rent YoY: ▲ 3.43%
• Metro: Pullman, 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

+155.2% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $135,000 PACMLS
• 2026-04-29 Relisted — PACMLS
• 2026-04-23 Pending — PACMLS
• 2026-04-07 Relisted — PACMLS
• 2026-03-23 Pending — PACMLS
• 2026-03-10 Listed $139,500 PACMLS
• 2020-11-25 Sold (MLS) $115,000 PACMLS
• 2020-09-23 Listed $115,000 PACMLS
• 2018-08-27 Sold (MLS) $75,000 PACMLS
• 2018-06-07 Listed $75,000 PACMLS
• 2016-10-31 Sold (MLS) $57,000 PACMLS
• 2016-09-09 Listed $62,000 PACMLS
• 2012-08-31 Sold (MLS) $47,000 PACMLS
• 2012-02-13 Listed $52,900 PACMLS

Property tax history

+3.8%/yr

Latest (2026): $1,082 · -20.9% YoY. Source: county tax records.