210 Lancer Ln · Pullman, WA 99163

$139,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 31 Days on market

Built 1996 Est $112k · 24% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 273472 Owner care shows in this beautifully well-kept home in a private setting. Come home to this terrific floorplan with a generous bedroom suite on one side and two bedrooms and a full bath on the opposite side. A dreamy spacious kitchen with a large walk in pantry, new appliances plus a big dining area. There is a separate laundry room with back door to the fully fenced grass backyard with a recently rebuilt deck and a large storage shed. New laminate flooring throughout (extra flooring for the new owner to do the kitchen and bathrooms). New vinyl double-pane windows throughout all of the home (bathrooms excepted). Seller added central air conditioning/heat pump and the exterior is freshly painted. New refrigerator, dishwasher and stove. All appliances are included. Abundant storage too. Financing available with only 5% down!

Key facts

• Storage shed
• Deck
• Patio

Tags

• CORNER LOT
• VINYL PLANK FLOORING
• DECK
• PATIO
• STORAGE SHED
• MOVE IN READY

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Homeowners association (monthly/periodic association fee applies)

Exterior

• Parking: No garage
• Utilities: Public water; Sewer connected
• Home design: Manufactured house (double wide); One story; Located in a mobile home park
• Construction: 52x28 Guerdon (1996) double wide; Composition roof; Block foundation; New construction
• Exterior features: Deck; Full fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Vinyl; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Electric forced air heating
• Interior features: Kitchen island; Pantry; Vaulted ceilings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 5 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; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.25% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.77%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $112,112
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 NW Lancer Ln	0.16mi	3/2.0	1,456 (0%)	9mo	$125,000	$86	85
101 NW Glenhaven Dr	0.05mi	3/2.0	1,344 (-8%)	16mo	$165,000	$123	72
255 NW Golden Hills #59 Dr #59	0.34mi	3/2.0	1,456 (0%)	16mo	$110,000	$76	71
229 NW Lancer Ln	0.12mi	4/2.0 (+1)	1,352 (-7%)	9mo	$28,750	$21	70
206 NW Lancer Ln	0.03mi	3/2.0	1,248 (-14%)	15mo	$144,000	$115	63
260 NW Golden Hills #65 Dr #65	0.22mi	3/2.0	1,260 (-14%)	8mo	$97,000	$77	60
260 NW Golden Hls #11	0.22mi	3/2.0	1,344 (-8%)	21mo	$104,000	$77	60
410 NW Park West Dr	0.43mi	3/2.0	1,344 (-8%)	12mo	$79,900	$59	57
260 NW Golden Hills Dr #52 Dr #52	0.22mi	3/2.0	1,248 (-14%)	16mo	$39,000	$31	53

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $8,731
• Equity at exit: $20,725

10-year hold

• IRR: 15.5%
• Equity multiple: 2.28×
• Total profit: $49,948
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$729
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $479

Break-even live

Break-even rent $1,126

Max offer price $139,000

Occupancy floor 67%

Sensitivity live

Price	-10% $558	-5% $519	+0% $479	+5% $440	+10% $400
Rent	-10% $342	-5% $411	+0% $479	+5% $548	+10% $616
Rate	-1.0pp $549	-0.5pp $515	base $479	+0.5pp $443	+1.0pp $407

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 SW Lost Trail Dr Pullman, WA	3.0	2.5	1472	$2,100	$1.43	44d	1	0.41mi
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$2,124	$2.12	44d	1	0.43mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	44d	1	0.98mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$669	$0.69	44d	1	1.28mi
620 NE Kamiaken St Pullman, WA	2.0–3.0	1.0–2.0	895	$1,050	$1.17	44d	12	1.43mi

Listing history 25 events

1. 2026-06-19
   days on market $139,000 Active 31 DOM
2. 2026-06-18
   days on market $139,000 Active 30 DOM
3. 2026-06-17
   days on market $139,000 Active 29 DOM
4. 2026-06-16
   days on market $139,000 Active 28 DOM
5. 2026-06-15
   days on market $139,000 Active 27 DOM
6. 2026-06-14
   days on market $139,000 Active 25 DOM
7. 2026-06-12
   days on market $139,000 Active 24 DOM
8. 2026-06-09
   days on market $139,000 Active 21 DOM
9. 2026-06-08
   days on market $139,000 Active 20 DOM
10. 2026-06-07
    days on market $139,000 Active 19 DOM
11. 2026-06-05
    pricedays on market $139,000 Active 16 DOM
12. 2026-06-02
    days on market $145,000 Active 14 DOM
13. 2026-06-01
    days on market $145,000 Active 13 DOM
14. 2026-05-31
    days on market $145,000 Active 12 DOM
15. 2026-05-30
    days on market $145,000 Active 11 DOM
16. 2026-05-19
    listed $145,000 Active
17. 2025-08-14
    price $145,000
18. 2024-05-07
    soldstatus $140,000 Closed 846-char remark

    Show marketing remark (846 chars)

    MLS# 273472 Owner care shows in this beautifully well-kept home in a private setting. Come home to this terrific floorplan with a generous bedroom suite on one side and two bedrooms and a full bath on the opposite side. A dreamy spacious kitchen with a large walk in pantry, new appliances plus a big dining area. There is a separate laundry room with back door to the fully fenced grass backyard with a recently rebuilt deck and a large storage shed. New laminate flooring throughout (extra flooring for the new owner to do the kitchen and bathrooms). New vinyl double-pane windows throughout all of the home (bathrooms excepted). Seller added central air conditioning/heat pump and the exterior is freshly painted. New refrigerator, dishwasher and stove. All appliances are included. Abundant storage too. Financing available with only 5% down!

19. 2024-02-14
    status Pending 846-char remark

    Show marketing remark (846 chars)

    MLS# 273472 Owner care shows in this beautifully well-kept home in a private setting. Come home to this terrific floorplan with a generous bedroom suite on one side and two bedrooms and a full bath on the opposite side. A dreamy spacious kitchen with a large walk in pantry, new appliances plus a big dining area. There is a separate laundry room with back door to the fully fenced grass backyard with a recently rebuilt deck and a large storage shed. New laminate flooring throughout (extra flooring for the new owner to do the kitchen and bathrooms). New vinyl double-pane windows throughout all of the home (bathrooms excepted). Seller added central air conditioning/heat pump and the exterior is freshly painted. New refrigerator, dishwasher and stove. All appliances are included. Abundant storage too. Financing available with only 5% down!

20. 2024-02-05
    historical Active Under Contract 846-char remark

    Show marketing remark (846 chars)

    MLS# 273472 Owner care shows in this beautifully well-kept home in a private setting. Come home to this terrific floorplan with a generous bedroom suite on one side and two bedrooms and a full bath on the opposite side. A dreamy spacious kitchen with a large walk in pantry, new appliances plus a big dining area. There is a separate laundry room with back door to the fully fenced grass backyard with a recently rebuilt deck and a large storage shed. New laminate flooring throughout (extra flooring for the new owner to do the kitchen and bathrooms). New vinyl double-pane windows throughout all of the home (bathrooms excepted). Seller added central air conditioning/heat pump and the exterior is freshly painted. New refrigerator, dishwasher and stove. All appliances are included. Abundant storage too. Financing available with only 5% down!

21. 2024-01-31
    listed $130,000 Active 846-char remark

    Show marketing remark (846 chars)

    MLS# 273472 Owner care shows in this beautifully well-kept home in a private setting. Come home to this terrific floorplan with a generous bedroom suite on one side and two bedrooms and a full bath on the opposite side. A dreamy spacious kitchen with a large walk in pantry, new appliances plus a big dining area. There is a separate laundry room with back door to the fully fenced grass backyard with a recently rebuilt deck and a large storage shed. New laminate flooring throughout (extra flooring for the new owner to do the kitchen and bathrooms). New vinyl double-pane windows throughout all of the home (bathrooms excepted). Seller added central air conditioning/heat pump and the exterior is freshly painted. New refrigerator, dishwasher and stove. All appliances are included. Abundant storage too. Financing available with only 5% down!

22. 2020-06-19
    soldstatus $79,000
23. 2020-05-11
    listed $79,000
24. 2008-07-29
    soldstatus $48,500
25. 2008-04-28
    listed $52,500

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: +$126/yr (+$10/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,796
• − Mortgage interest: −$7,786
• − Property taxes: −$1,236
• − Insurance: −$695
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,044
• Taxable income: $3,707
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,860/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

+176.2% since first listed

10 events — show timeline

• 2026-05-19 Listed $145,000 PACMLS
• 2025-08-14 Price Changed $145,000 PACMLS
• 2024-05-07 Sold (MLS) $140,000 PACMLS
• 2024-02-14 Pending — PACMLS
• 2024-02-05 Contingent — PACMLS
• 2024-01-31 Listed $130,000 PACMLS
• 2020-06-19 Sold (MLS) $79,000 PACMLS
• 2020-05-11 Listed $79,000 PACMLS
• 2008-07-29 Sold (MLS) $48,500 PACMLS
• 2008-04-28 Listed $52,500 PACMLS

Property tax history

+5.0%/yr

Latest (2026): $1,236 · -5.2% YoY. Source: county tax records.