22855 E Country Vista Dr #289 · Liberty Lake, WA 99019

$216,000

1 bd · 1.0 ba · 728 sqft · Condo public records · 35 Days on market

Built 2001 $297/sqft · 8% below area Est $257k · 16% under

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Why this score? — see what drove the F 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 +14.6/15.0
• Schools +5.4/10.0
• Livability +4.4/5.0
• Cash flow +3.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this beautifully remodeled condo with 9 ft ceilings throughout. The custom wood floors and lovely tiled bathroom give this condo a look that is filled with style. Add to it the new appliances, new sink, new oven, and new refrigerator, as well as a washer/dryer, this unit truly needs no upgrades. Unique to this condo is a pantry and it also comes with a carport and an ample storage unit. The HOA covers high speed internet, cable TV and water/sewer along with a pool to occupy all summer long and a gym to use year round. Come and see this lovely condo for yourself it is ready for you to move in and enjoy.

Key facts

• Ample storage unit
• Tiled bathroom
• Carport

Tags

• REMODELED CONDO
• CUSTOM WOOD FLOORS
• TILED BATHROOM
• NEW APPLIANCES
• CARPORT
• AMPLE STORAGE UNIT

Property features AI

Finance

• Other: In-ground pool
• HOA & community: Monthly association fee; Common wall with one neighboring unit; Curbs in community

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV
• Home design: Condominium; Vinyl siding and frame construction; Composition roof; Concrete perimeter foundation and slab
• Construction: Vinyl siding; Frame construction; Composition roof; Concrete perimeter foundation; Slab foundation
• Exterior features: Covered patio; Outdoor lighting; Lawn; Landscaped, level lot; Paved road (private maintained)

Interior

• Kitchen: Refrigerator; Microwave; Disposal; Dishwasher; Cooktop
• Bedrooms: 1 bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Electric baseboard heating; Cadet heater
• Interior features: Cable internet available; High-speed internet
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $216k.

Deal economics

• At list price, monthly cash flow is $-625 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (35.1% below list).
• Recommended offer: $140k (35.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 87/100 on livability (#14 in WA, #308 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: amenities D-, cost of living F.
• Central Valley School District (urban): math 55% / reading 66% proficiency, ranked #55 of 291 in WA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 221 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,253 (35.1% 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 35 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.65% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.41%
• DSCR: 0.45
• GRM: 12.8

CMA / ARV

• ARV (median comp): $256,735
• List price: $216,000
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -39.1%
• Equity multiple: -0.23×
• Total profit: $-74,656
• Equity at exit: $32,206

10-year hold

• IRR: -59.6%
• Equity multiple: -0.91×
• Total profit: $-115,601
• Equity at exit: $18,676

Cash invested: $60,480 (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 99019

• Home prices YoY: -31.6%
• Active inventory: 221
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$1,133
• Tax from tax record: −$190 /mo · $2,274/yr
• Insurance: −$90
• HOA est. from 3 same-building comps: −$321
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-625

Break-even live

Break-even rent $2,194

Max offer price $105,545

Occupancy floor —

Sensitivity live

Price	-10% $-503	-5% $-564	+0% $-625	+5% $-686	+10% $-748
Rent	-10% $-736	-5% $-681	+0% $-625	+5% $-570	+10% $-514
Rate	-1.0pp $-516	-0.5pp $-570	base $-625	+0.5pp $-681	+1.0pp $-738

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22855 E Country Vista Dr Liberty Lake, WA	1.0–3.0	1.0–2.0	964	$1,400	$1.45	24d	2	0.04mi
21900 E Country Vista Dr Liberty Lake, WA	1.0–3.0	1.0–2.0	970	$1,495	$1.54	14d	6	0.76mi
24085 E Mission Ave Liberty Lake, WA	1.0–3.0	1.0–2.0	1025	$1,317	$1.28	14d	32	0.84mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewerinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $216,000 Active 35 DOM
2. 2026-06-18
   price $216,000 Active 34 DOM
3. 2026-06-17
   days on market $219,000 Active 34 DOM

   Show marketing remark (618 chars)

   Come see this beautifully remodeled condo with 9 ft ceilings throughout. The custom wood floors and lovely tiled bathroom give this condo a look that is filled with style. Add to it the new appliances, new sink, new oven, and new refrigerator, as well as a washer/dryer, this unit truly needs no upgrades. Unique to this condo is a pantry and it also comes with a carport and an ample storage unit. The HOA covers high speed internet, cable TV and water/sewer along with a pool to occupy all summer long and a gym to use year round. Come and see this lovely condo for yourself it is ready for you to move in and enjoy.

4. 2026-06-16
   days on market $219,000 Active 33 DOM
5. 2026-06-15
   days on market $219,000 Active 32 DOM
6. 2026-06-14
   days on market $219,000 Active 30 DOM
7. 2026-06-10
   days on market $219,000 Active 27 DOM
8. 2026-06-09
   days on market $219,000 Active 26 DOM
9. 2026-06-08
   days on market $219,000 Active 25 DOM
10. 2026-06-07
    days on market $219,000 Active 24 DOM
11. 2026-06-05
    days on market $219,000 Active 21 DOM
12. 2026-06-03
    days on market $219,000 Active 20 DOM
13. 2026-06-02
    days on market $219,000 Active 19 DOM
14. 2026-06-01
    days on market $219,000 Active 18 DOM
15. 2026-05-31
    days on market $219,000 Active 17 DOM
16. 2026-05-31
    days on market $219,000 Active 16 DOM
17. 2026-05-14
    listed $219,000 Active 618-char remark

    Show marketing remark (618 chars)

    Come see this beautifully remodeled condo with 9 ft ceilings throughout. The custom wood floors and lovely tiled bathroom give this condo a look that is filled with style. Add to it the new appliances, new sink, new oven, and new refrigerator, as well as a washer/dryer, this unit truly needs no upgrades. Unique to this condo is a pantry and it also comes with a carport and an ample storage unit. The HOA covers high speed internet, cable TV and water/sewer along with a pool to occupy all summer long and a gym to use year round. Come and see this lovely condo for yourself it is ready for you to move in and enjoy.

18. 2026-05-14
    listed $219,000 Active 623-char remark

    Show marketing remark (618 chars)

    Come see this beautifully remodeled condo with 9 ft ceilings throughout. The custom wood floors and lovely tiled bathroom give this condo a look that is filled with style. Add to it the new appliances, new sink, new oven, and new refrigerator, as well as a washer/dryer, this unit truly needs no upgrades. Unique to this condo is a pantry and it also comes with a carport and an ample storage unit. The HOA covers high speed internet, cable TV and water/sewer along with a pool to occupy all summer long and a gym to use year round. Come and see this lovely condo for yourself it is ready for you to move in and enjoy.

19. 2016-06-03
    soldstatus $83,500

    Show marketing remark (274 chars)

    Carefree and affordable. Renovated, clean and ready for occupancy. All appliances, including washer and dryer. This 1 bedroom, 1 bath, 2nd floor unit includes carport. Walk to shopping, dining, bus, trails, golf, etc. from this central convenient location. Nice sunset views

20. 2016-05-10
    historical

    Show marketing remark (274 chars)

    Carefree and affordable. Renovated, clean and ready for occupancy. All appliances, including washer and dryer. This 1 bedroom, 1 bath, 2nd floor unit includes carport. Walk to shopping, dining, bus, trails, golf, etc. from this central convenient location. Nice sunset views

21. 2016-04-28
    listed $85,000

    Show marketing remark (274 chars)

    Carefree and affordable. Renovated, clean and ready for occupancy. All appliances, including washer and dryer. This 1 bedroom, 1 bath, 2nd floor unit includes carport. Walk to shopping, dining, bus, trails, golf, etc. from this central convenient location. Nice sunset views

22. 2011-05-31
    historical
23. 2010-07-09
    listed $89,900

ⓘ 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: $2,274 · $190/mo
• Projected year-2 tax: $2,274 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,830
• − Mortgage interest: −$12,099
• − Property taxes: −$2,274
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − HOA: −$3,852
• − Depreciation: −$6,284
• Taxable loss: −$11,452
• Est. tax savings @ 24.0%: +$2,748
• After-tax cash flow: $-4,755/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: Central Valley School District
• NCES district ID: 5301110
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $55,824
• Composite: 53.62/100
• National rank: #3107
• State rank: #55 of 291 in WA

Livability — Liberty Lake

• Score: 87/100
• State rank: #14
• US rank: #308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty Lake, WA
• Population (ZIP): 12,092

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Portuguese 5% Lithuanian 4% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.47%
• Current HPI: 312.154
• 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

+140.3% since first listed

9 events — show timeline

• 2026-06-17 Price Changed $216,000 CDAMLS
• 2026-06-17 Price Changed $216,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-05-14 Listed $219,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-05-14 Listed $219,000 CDAMLS
• 2016-06-03 Sold (MLS) — SPOKANEMLS as Distributed by MLS Grid
• 2016-05-10 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2016-04-28 Listed $85,000 SPOKANEMLS as Distributed by MLS Grid
• 2011-05-31 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2010-07-09 Listed $89,900 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2026): $2,274 · +2.2% YoY. Source: county tax records.