44900 SR 174 N #16 · Grand Coulee, WA 99133

$52,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 30 Days on market

Built 1985 Fair condition

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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 +2.2/5.0

Listing remarks

Welcome to easy living in Lakeview Terrace! This clean and well maintained 3 bed, 2 bath doublewide manufactured home offers 1,344 sq ft of comfortable living space with a functional layout and room to spread out. Inside, you’ll find a bright and inviting interior that has been well cared for throughout, making it truly move in ready. Situated on a spacious lot, there’s plenty of outdoor space to enjoy, whether it’s relaxing, gardening, or entertaining. Conveniently located close to local amenities while offering an affordable opportunity for homeownership in a quiet community setting. Lot rent is $545/month and includes water, sewer, and garbage. Park approval required fo

Key facts

• Spacious lot
• Outdoor space
• 2 parking spots

Tags

• CLEAN AND WELL MAINTAINED
• BRIGHT AND INVITING INTERIOR
• SPACIOUS LOT
• OUTDOOR SPACE
• QUIET COMMUNITY SETTING

Property features AI

Finance

• Financial info: Land lease $545/month; Listing terms: Cash or Conventional
• HOA & community: Park amenities: common area, laundry, playground; Pets allowed: cats and dogs

Exterior

• Parking: Carport
• Utilities: Electric energy source; Community water; Power provided by Grant County PUD
• Home design: Manufactured home (double wide); One level
• Construction: Metal/vinyl construction; Composition roof; Sequoia manufactured make; Mobile home remains; Good condition
• Exterior features: Metal/vinyl exterior; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Dining room; Entry; Kitchen with eating space; Living room; Utility room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $52k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $51k (1.5% 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; 49 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($360 loan paydown + $1k appreciation (2.6% local appreciation)).
• Lincoln County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $51,220 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.67% ✓
• Cap rate: 23.30%
• Cash-on-cash: 60.73%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 65.1%
• Equity multiple: 4.57×
• Total profit: $52,001
• Equity at exit: $22,090

10-year hold

• IRR: 65.0%
• Equity multiple: 9.31×
• Total profit: $120,921
• Equity at exit: $33,072

Cash invested: $14,560 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $737

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 42%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $52,000 Active 30 DOM
2. 2026-06-17
   days on market $52,000 Active 29 DOM
3. 2026-06-16
   days on market $52,000 Active 28 DOM
4. 2026-06-15
   days on market $52,000 Active 27 DOM
5. 2026-06-15
   days on market $52,000 Active 26 DOM
6. 2026-06-13
   days on market $52,000 Active 25 DOM
7. 2026-06-12
   days on market $52,000 Active 24 DOM
8. 2026-06-09
   days on market $52,000 Active 21 DOM
9. 2026-06-08
   days on market $52,000 Active 20 DOM
10. 2026-06-08
    days on market $52,000 Active 19 DOM
11. 2026-06-07
    days on market $52,000 Active 18 DOM
12. 2026-06-03
    days on market $52,000 Active 15 DOM
13. 2026-06-02
    days on market $52,000 Active 14 DOM
14. 2026-06-01
    days on market $52,000 Active 13 DOM
15. 2026-05-31
    days on market $52,000 Active 12 DOM
16. 2026-05-19
    listed $52,000 Active

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,651
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$1,513
• Taxable income: $8,521
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $6,797/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires extensive repairs and maintenance, including a new roof and exterior updates, to improve its condition and value.

Repairs flagged

• Major roof — The independent aerial image shows visible damage and potential leaks.
• Major exterior siding — The independent aerial image shows peeling paint and siding damage.
• Major interior walls — The independent aerial image shows peeling paint and siding damage.
• Major landscaping — The independent aerial image shows a worn exterior with peeling paint and siding damage.

Value-add opportunities

• Both New roof — A new roof will significantly improve the home's appearance and functionality, enhancing both resale and rental value.
• Both New exterior siding and paint — Updating the exterior will improve the home's curb appeal and increase its marketability.
• Both Landscaping — A well-maintained yard will enhance the home's appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent aerial image shows visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The independent aerial image shows peeling paint and siding damage.	Major	$15,000–50,000
interior walls · The independent aerial image shows peeling paint and siding damage.	Major	$15,000–50,000
landscaping · The independent aerial image shows a worn exterior with peeling paint and siding damage.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New roof — A new roof will significantly improve the home's appearance and functionality, enhancing both resale and rental value. ↑
• Both New exterior siding and paint — Updating the exterior will improve the home's curb appeal and increase its marketability. ↑
• Both Landscaping — A well-maintained yard will enhance the home's appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Population (ZIP): 1,341

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 9,599 people
• By 2030: 9,146 · -4.7%
• By 2040: 8,298 · -13.6%
• By 2050: 7,683 · -20.0%
• By 2075: 6,790 · -29.3%
• By 2100: 6,029 · -37.2%

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 · Lincoln

• 2024 margin: Solid R (+50.6) · D 23.6% · R 74.2% · Other 2.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -29.6pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+48.9 2016: R+50.2 2012: R+40.9 2008: R+29.6

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

1 event — show timeline

• 2026-05-19 Listed $52,000 NWMLS as Distributed by MLS Grid