91 Tombleson Rd · Stevenson, WA 98648

$512,000

3 bd · 1.0 ba · 2,964 sqft · SingleFamily public records · 84 Days on market

Built 1957 0.73 ac lot $173/sqft · 37% below area Est $698k · 27% under

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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
• Appreciation +10.0/10.0
• Cash flow +4.7/30.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Nestled in the charming community of Home Valley at the base of Wind Mountain, and right along the Columbia River, this beautifully renovated ranch-style home offers the perfect blend of comfort, flexibility, and Gorge lifestyle living. Set on an enchanting property of almost 3/4 of an acre, the home welcomes you with timeless hardwood floors, abundant natural light, and thoughtfully updated spaces. With 3 bedrooms and 2 bathrooms, plus two versatile bonus rooms, there is ample flexibility for a home office or additional sleeping areas. The lower level is full of opportunity, creating the potential for a private primary suite, recreation room or multi-generational living. Spanning 2,555 square feet, the layout is both functional and inviting. Step outside to a gardener’s paradise with mature flowering trees, an idyllic setting for entertaining with a newly constructed deck featuring unobstructed views of Mount Defiance and surrounding range. A spacious, heated and insulated gear room doubles as a functional workshop, ideal for tuning gear, projects, and year-round storage. Additional highlights include heated bathroom floors, RV parking, epic wood burning stove and a cement sports court complete with basketball hoop. Located a short stroll from the beach at Home Valley park (the start and end point for outrigger and foiling downwinders), you’ll have easy access to water sports, Wind River boat ramp, playground, sports fields, and endless adventure right outside your door. This is a rare opportunity to own a move-in-ready home with stunning surroundings and an unbeatable lifestyle.

Key facts

• 0.73 acre lot
• Built 1957
• Listed 84 days

Tags

• RENOVATED RANCH STYLE HOME
• TIMELESS HARDWOOD FLOORS
• ABUNDANT NATURAL LIGHT
• VERSATILE BONUS ROOMS
• PRIVATE PRIMARY SUITE
• NEWLY CONSTRUCTED DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $512k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (44.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (52.6% below list).
• Recommended offer: $242k (52.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#179 in WA, #4,705 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: schools C-, cost of living C-, amenities F.
• Stevenson-Carson School District (rural): math 32% / reading 51% proficiency, ranked #209 of 291 in WA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 34 units permitted in Skamania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $55k of equity ($4k loan paydown + $51k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$88k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($481k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $28k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $350k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,462 (52.6% 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. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.47% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.69%
• DSCR: 0.52
• GRM: 17.6

CMA / ARV

• ARV (median comp): $698,152
• List price: $512,000
• Delta: -26.66%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $197,370
• Equity at exit: $461,250

10-year hold

• IRR: 16.0%
• Equity multiple: 5.50×
• Total profit: $644,808
• Equity at exit: $994,703

Cash invested: $143,360 (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 98648

• Home prices YoY: 3.4%
• Active inventory: 54
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $2,425 medium
• Mortgage (P&I): −$2,685
• Tax from tax record: −$294 /mo · $3,524/yr
• Insurance: −$213
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-1,277

Break-even live

Break-even rent $4,040

Max offer price $286,498

Occupancy floor —

Sensitivity live

Price	-10% $-987	-5% $-1,132	+0% $-1,277	+5% $-1,421	+10% $-1,566
Rent	-10% $-1,468	-5% $-1,372	+0% $-1,277	+5% $-1,181	+10% $-1,085
Rate	-1.0pp $-1,019	-0.5pp $-1,146	base $-1,277	+0.5pp $-1,409	+1.0pp $-1,544

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: $128,000
• Closing costs: $15,360
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $512,000 Active 84 DOM
2. 2026-06-18
   days on market $512,000 Active 82 DOM
3. 2026-06-17
   days on market $512,000 Active 81 DOM
4. 2026-06-16
   days on market $512,000 Active 80 DOM
5. 2026-06-15
   days on market $512,000 Active 79 DOM
6. 2026-06-15
   days on market $512,000 Active 78 DOM
7. 2026-06-13
   days on market $512,000 Active 77 DOM
8. 2026-06-12
   days on market $512,000 Active 76 DOM
9. 2026-06-09
   days on market $512,000 Active 73 DOM
10. 2026-06-08
    days on market $512,000 Active 72 DOM
11. 2026-06-08
    days on market $512,000 Active 71 DOM
12. 2026-06-07
    days on market $512,000 Active 70 DOM
13. 2026-06-03
    days on market $512,000 Active 67 DOM
14. 2026-06-02
    days on market $512,000 Active 66 DOM
15. 2026-06-01
    days on market $512,000 Active 65 DOM
16. 2026-05-31
    days on market $512,000 Active 64 DOM
17. 2026-05-17
    status Pending 1619-char remark

    Show marketing remark (1619 chars)

    Nestled in the charming community of Home Valley at the base of Wind Mountain, and right along the Columbia River, this beautifully renovated ranch-style home offers the perfect blend of comfort, flexibility, and Gorge lifestyle living. Set on an enchanting property of almost 3/4 of an acre, the home welcomes you with timeless hardwood floors, abundant natural light, and thoughtfully updated spaces. With 3 bedrooms and 2 bathrooms, plus two versatile bonus rooms, there is ample flexibility for a home office or additional sleeping areas. The lower level is full of opportunity, creating the potential for a private primary suite, recreation room or multi-generational living. Spanning 2,555 square feet, the layout is both functional and inviting. Step outside to a gardener’s paradise with mature flowering trees, an idyllic setting for entertaining with a newly constructed deck featuring unobstructed views of Mount Defiance and surrounding range. A spacious, heated and insulated gear room doubles as a functional workshop, ideal for tuning gear, projects, and year-round storage. Additional highlights include heated bathroom floors, RV parking, epic wood burning stove and a cement sports court complete with basketball hoop. Located a short stroll from the beach at Home Valley park (the start and end point for outrigger and foiling downwinders), you’ll have easy access to water sports, Wind River boat ramp, playground, sports fields, and endless adventure right outside your door. This is a rare opportunity to own a move-in-ready home with stunning surroundings and an unbeatable lifestyle.

18. 2026-05-13
    price $512,000 1619-char remark

    Show marketing remark (1619 chars)

    Nestled in the charming community of Home Valley at the base of Wind Mountain, and right along the Columbia River, this beautifully renovated ranch-style home offers the perfect blend of comfort, flexibility, and Gorge lifestyle living. Set on an enchanting property of almost 3/4 of an acre, the home welcomes you with timeless hardwood floors, abundant natural light, and thoughtfully updated spaces. With 3 bedrooms and 2 bathrooms, plus two versatile bonus rooms, there is ample flexibility for a home office or additional sleeping areas. The lower level is full of opportunity, creating the potential for a private primary suite, recreation room or multi-generational living. Spanning 2,555 square feet, the layout is both functional and inviting. Step outside to a gardener’s paradise with mature flowering trees, an idyllic setting for entertaining with a newly constructed deck featuring unobstructed views of Mount Defiance and surrounding range. A spacious, heated and insulated gear room doubles as a functional workshop, ideal for tuning gear, projects, and year-round storage. Additional highlights include heated bathroom floors, RV parking, epic wood burning stove and a cement sports court complete with basketball hoop. Located a short stroll from the beach at Home Valley park (the start and end point for outrigger and foiling downwinders), you’ll have easy access to water sports, Wind River boat ramp, playground, sports fields, and endless adventure right outside your door. This is a rare opportunity to own a move-in-ready home with stunning surroundings and an unbeatable lifestyle.

19. 2026-03-19
    listed $540,000 Active 1619-char remark

    Show marketing remark (1619 chars)

    Nestled in the charming community of Home Valley at the base of Wind Mountain, and right along the Columbia River, this beautifully renovated ranch-style home offers the perfect blend of comfort, flexibility, and Gorge lifestyle living. Set on an enchanting property of almost 3/4 of an acre, the home welcomes you with timeless hardwood floors, abundant natural light, and thoughtfully updated spaces. With 3 bedrooms and 2 bathrooms, plus two versatile bonus rooms, there is ample flexibility for a home office or additional sleeping areas. The lower level is full of opportunity, creating the potential for a private primary suite, recreation room or multi-generational living. Spanning 2,555 square feet, the layout is both functional and inviting. Step outside to a gardener’s paradise with mature flowering trees, an idyllic setting for entertaining with a newly constructed deck featuring unobstructed views of Mount Defiance and surrounding range. A spacious, heated and insulated gear room doubles as a functional workshop, ideal for tuning gear, projects, and year-round storage. Additional highlights include heated bathroom floors, RV parking, epic wood burning stove and a cement sports court complete with basketball hoop. Located a short stroll from the beach at Home Valley park (the start and end point for outrigger and foiling downwinders), you’ll have easy access to water sports, Wind River boat ramp, playground, sports fields, and endless adventure right outside your door. This is a rare opportunity to own a move-in-ready home with stunning surroundings and an unbeatable lifestyle.

20. 2023-02-17
    soldstatus $350,000 Closed 357-char remark

    Show marketing remark (357 chars)

    Spacious house on a large lot. Centrally located in Home Valley with close proximity to Portland and all the adventures in the Gorge. Solid home that could easily be a 5 bedroom. Walkout daylight basement that could be turned into separate living space. Hardwood floors throughout much of the main living area. A little bit of TLC and this place will shine!

21. 2023-02-02
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Spacious house on a large lot. Centrally located in Home Valley with close proximity to Portland and all the adventures in the Gorge. Solid home that could easily be a 5 bedroom. Walkout daylight basement that could be turned into separate living space. Hardwood floors throughout much of the main living area. A little bit of TLC and this place will shine!

22. 2023-01-07
    listed $400,000 Active 357-char remark

    Show marketing remark (357 chars)

    Spacious house on a large lot. Centrally located in Home Valley with close proximity to Portland and all the adventures in the Gorge. Solid home that could easily be a 5 bedroom. Walkout daylight basement that could be turned into separate living space. Hardwood floors throughout much of the main living area. A little bit of TLC and this place will shine!

23. 2007-08-05
    soldstatus $245,000
24. 2007-08-03
    soldstatus $293,242
25. 2007-06-03
    historical
26. 2006-06-01
    listed $255,000

ⓘ 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: $3,524 · $294/mo
• Projected year-2 tax: $5,018 · $418/mo
• Expected delta: +$1,494/yr (+$124/mo · 42.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,095
• − Mortgage interest: −$28,680
• − Property taxes: −$3,524
• − Insurance: −$2,560
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$14,895
• Taxable loss: −$25,218
• Est. tax savings @ 24.0%: +$6,052
• After-tax cash flow: $-9,266/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: Stevenson-Carson School District
• NCES district ID: 5308520
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 51% ▲ 10.00%
• Median HH income: $46,512
• Composite: 37.73/100
• National rank: #8766
• State rank: #209 of 291 in WA

Livability — Stevenson

• Score: 74/100
• State rank: #179
• US rank: #4705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,353

Population outlook (Skamania County) Hauer SSP2

• Today (2025): 11,886 people
• By 2030: 12,036 · +1.3%
• By 2040: 11,995 · +0.9%
• By 2050: 11,607 · -2.3%
• By 2075: 10,881 · -8.5%
• By 2100: 10,392 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 5% Portuguese 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Skamania

• 2024 margin: R (+11.1) · D 43.0% · R 54.2% · Other 2.8%
• 2008→2024 swing: -16.5pp toward R · 2008: 5.3pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+9.5 2016: R+12.6 2012: R+1.3 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.97%
• Current HPI: 333.2329
• 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

+100.8% since first listed

10 events — show timeline

• 2026-05-17 Pending — RMLS
• 2026-05-13 Price Changed $512,000 RMLS
• 2026-03-19 Listed $540,000 RMLS
• 2023-02-17 Sold (MLS) $350,000 RMLS
• 2023-02-02 Pending — RMLS
• 2023-01-07 Listed $400,000 RMLS
• 2007-08-05 Sold (MLS) $245,000 RMLS
• 2007-08-03 Sold (Public Records) $293,242 Public Records
• 2007-06-03 Delisted — RMLS
• 2006-06-01 Listed $255,000 RMLS

Property tax history

+14.6%/yr

Latest (2026): $3,524 · +5.8% YoY. Source: county tax records.