604 D St · Dallesport, WA 98617

$250,000

2 bd · 2.0 ba · 916 sqft · Manufactured · 14 Days on market

Built 1982 0.34 ac lot $273/sqft · 35% below area Est $384k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Appreciation +5.4/10.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A PLACE TO CALL HOME! Enjoy this 2 BD 2 BA One Level Home on .34 of an acre. Room for Garden, Lawn, Irrigation Well, Workshop, Garage, Carport and so much more. Call to see today!

Key facts

• Wood stove
• Irrigation well
• Fenced yard

Tags

• WOOD STOVE
• IRRIGATION WELL
• FENCED YARD
• ESTABLISHED GREENERY

Property features AI

Finance

• Other: Zoned R1; Property type: Residential; Lot approximately 0.34 acre (10,000–14,999 sq ft range); Main level living area listed as 916

Exterior

• Parking: Driveway; RV access/parking; Detached oversized carport (1 space)
• Utilities: Public water; Public sewer; Electric fuel
• Home design: Manufactured home on real property (resale); Single-story (main living on main level); No view listed
• Construction: Built in 1982; Pillar/post/pier foundation with skirting; Other foundation details
• Exterior features: Composition roof; Aluminum exterior; Fenced yard; Garden; Patio; RV parking; Level, private lot; Paved road access; Workshop with wood stove

Interior

• Kitchen: Dishwasher; Free‑standing range; Free‑standing refrigerator; Kitchen on main level
• Bedrooms: Primary bedroom on main level with ensuite bathroom; Second bedroom on main level
• Flooring: Laminate flooring in kitchen, dining room, living room and second bedroom
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Heat pump for heating and cooling; Electric hot water
• Interior features: Garage door opener; Washer and dryer included; Aluminum window frames; Main-floor bedroom with bath and walk-in shower (accessibility features); Crawl space foundation
• Laundry & utility: Washer and dryer present

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-46 ($-548/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.9% below list).
• Recommended offer: $190k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#404 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A-; Watch: health & safety C-, employment D, amenities F.
• Lyle School District (rural): math 30% / reading 35% proficiency, ranked #261 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dallesport Elementary (96 students, 82% FRL); Lyle Middle School (49 students, 84% FRL); Lyle High School (67 students, 75% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,127 (23.9% 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. 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: 0.76% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $384,000
• List price: $250,000
• Delta: -34.90%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,200
• Equity at exit: $82,276

10-year hold

• IRR: 4.6%
• Equity multiple: 1.55×
• Total profit: $38,307
• Equity at exit: $107,003

Cash invested: $70,000 (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 98617

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$132 /mo · $1,590/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-46

Break-even live

Break-even rent $1,959

Max offer price $241,935

Occupancy floor 97%

Sensitivity live

Price	-10% $96	-5% $25	+0% $-46	+5% $-116	+10% $-187
Rent	-10% $-196	-5% $-121	+0% $-46	+5% $29	+10% $105
Rate	-1.0pp $80	-0.5pp $18	base $-46	+0.5pp $-110	+1.0pp $-176

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 4th St Apt 1 The Dalles, OR	3.0	1.5	1100	$1,900	$1.73	45d	1	1.14mi
315 W 6th St Apt 7 The Dalles, OR	1.0	1.0	600	$1,200	$2.00	45d	1	1.19mi
1006 E 2nd St Apt 1 The Dalles, OR	2.0	2.0	950	$2,500	$2.63	45d	1	1.50mi

Listing history 11 events

1. 2026-05-30
   statusdays on market $250,000 Pending 14 DOM
2. 2026-05-13
   status Pending 677-char remark
3. 2026-04-30
   listed $250,000 Active 677-char remark
4. 2021-10-06
   soldstatus $260,000 Sold 180-char remark

   Show marketing remark (180 chars)

   A PLACE TO CALL HOME! Enjoy this 2 BD 2 BA One Level Home on .34 of an acre. Room for Garden, Lawn, Irrigation Well, Workshop, Garage, Carport and so much more. Call to see today!

5. 2021-09-11
   status Pending 180-char remark

   Show marketing remark (180 chars)

   A PLACE TO CALL HOME! Enjoy this 2 BD 2 BA One Level Home on .34 of an acre. Room for Garden, Lawn, Irrigation Well, Workshop, Garage, Carport and so much more. Call to see today!

6. 2021-08-12
   price $279,000 180-char remark

   Show marketing remark (180 chars)

   A PLACE TO CALL HOME! Enjoy this 2 BD 2 BA One Level Home on .34 of an acre. Room for Garden, Lawn, Irrigation Well, Workshop, Garage, Carport and so much more. Call to see today!

7. 2021-07-19
   price $299,000 180-char remark

   Show marketing remark (180 chars)

   A PLACE TO CALL HOME! Enjoy this 2 BD 2 BA One Level Home on .34 of an acre. Room for Garden, Lawn, Irrigation Well, Workshop, Garage, Carport and so much more. Call to see today!

8. 2021-06-28
   listed $309,000 Active 180-char remark

   Show marketing remark (180 chars)

   A PLACE TO CALL HOME! Enjoy this 2 BD 2 BA One Level Home on .34 of an acre. Room for Garden, Lawn, Irrigation Well, Workshop, Garage, Carport and so much more. Call to see today!

9. 2005-11-04
   soldstatus $133,000

   Show marketing remark (216 chars)

   2 BR/2 BA home in Dallesport on a manicured, landscaped lot with 2 goldfish ponds and irrigation well. Well-kept home, turn-key, ready to move in. Includes wood working shop with lots of storage & a fruit room.

10. 2005-10-10
    historical

    Show marketing remark (216 chars)

    2 BR/2 BA home in Dallesport on a manicured, landscaped lot with 2 goldfish ponds and irrigation well. Well-kept home, turn-key, ready to move in. Includes wood working shop with lots of storage & a fruit room.

11. 2005-10-03
    listed $139,500

    Show marketing remark (216 chars)

    2 BR/2 BA home in Dallesport on a manicured, landscaped lot with 2 goldfish ponds and irrigation well. Well-kept home, turn-key, ready to move in. Includes wood working shop with lots of storage & a fruit room.

ⓘ 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: $1,590 · $132/mo
• Projected year-2 tax: $2,450 · $204/mo
• Expected delta: +$860/yr (+$72/mo · 54.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 14 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: $22,815
• − Mortgage interest: −$14,004
• − Property taxes: −$1,590
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$7,273
• Taxable loss: −$4,951
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $640/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: Lyle School District
• NCES district ID: 5304590
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $44,641
• Composite: 30.49/100
• National rank: #11492
• State rank: #261 of 291 in WA

Livability — Dallesport

• Score: 62/100
• State rank: #404
• US rank: #16157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallesport, WA
• Population (ZIP): 1,105

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Two or more races 38% Hispanic / Latino 29% Asian 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 7% Italian 5% Scandinavian 5%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 27% Vietnamese 3%

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: ▲ 0.76%
• Current HPI: 197.7919
• 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

+79.2% since first listed

12 events — show timeline

• 2026-05-30 Pending — RMLS
• 2026-05-29 Relisted — RMLS
• 2026-05-13 Pending — RMLS
• 2026-04-30 Listed $250,000 RMLS
• 2021-10-06 Sold (MLS) $260,000 RMLS
• 2021-09-11 Pending — RMLS
• 2021-08-12 Price Changed $279,000 RMLS
• 2021-07-19 Price Changed $299,000 RMLS
• 2021-06-28 Listed $309,000 RMLS
• 2005-11-04 Sold (MLS) $133,000 RMLS
• 2005-10-10 Delisted — RMLS
• 2005-10-03 Listed $139,500 RMLS

Property tax history

+6.6%/yr

Latest (2026): $1,590 · +11.5% YoY. Source: county tax records.