260 NW Golden Hills Dr #50 Dr · Pullman, WA 99163

$94,000

3 bd · 2.0 ba · 1,066 sqft · Manufactured public records · 36 Days on market

Built 1996 $88/sqft · 45% above area Est $65k · 45% over

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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
• 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# 292961 This delightful 3-bedroom, 2-bathroom home perfectly blends privacy and comfortable living. Situated on a serene end lot, it features a bright, open floor plan. The eat-in kitchen with a breakfast bar flows seamlessly into the living room, making it ideal for entertaining. The spacious primary suite, complete with a full bathroom and a large garden tub, is located on one end of the house for maximum privacy, while the second bedroom and another full bathroom are on the opposite end. The laundry area conveniently leads to the backyard. Evenings can be spent relaxing on the spacious patio in your private oasis. The fully fenced yard, complete with a doggy door, is perfect for your

Key facts

• Open floor plan
• Private oasis
• Eat-in kitchen

Tags

• OPEN FLOOR PLAN
• EAT-IN KITCHEN
• BREAKFAST BAR
• SPACIOUS PATIO
• PRIVATE OASIS
• FULLY FENCED YARD

Property features AI

Finance

• Other: Located in a mobile home park (Golden Hills Mhp); Property subtype: Manufactured rented lot; Zoning: Residential Mobile Home
• Financial info: Land is leased

Exterior

• Parking: 2 total parking spaces (2 covered); No garage
• Utilities: Public water; Electricity connected / electric on property
• Home design: Manufactured home; Single-story; New construction
• Construction: Fiber cement construction; Composition roof; Concrete perimeter foundation; Guerdon make (manufactured home)
• Exterior features: Deck; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator; Water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Walk-in closet(s); Double-pane windows; Gas fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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; 4 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).
• At $1,837/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 3453% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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: 1.95% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.36%
• DSCR: 2.71
• GRM: 4.3

CMA / ARV

• ARV (median comp): $64,983
• List price: $94,000
• Delta: 44.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 NW Golden Hills Dr. #10 Dr #10	0.00mi	3/2.0	1,066 (0%)	2mo	$125,000	$117	98
260 NW Golden Hills Dr #6	0.00mi	2/2.0 (-1)	980 (-8%)	3mo	$44,000	$45	79
260 NW Golden Hills #61 Dr #61	0.00mi	2/2.0 (-1)	980 (-8%)	5mo	$63,000	$64	77
260 Golden Hills Dr #63	0.00mi	2/2.0 (-1)	1,134 (+6%)	9mo	$105,000	$93	76
260 NW Golden Hills #46 Dr	0.02mi	2/2.0 (-1)	980 (-8%)	7mo	$55,000	$56	75
260 NW Golden Hills #43 Dr #43	0.00mi	2/2.0 (-1)	924 (-13%)	0mo	$56,000	$61	72
116 NW Glenhaven Dr	0.26mi	2/2.0 (-1)	1,120 (+5%)	3mo	$100,000	$89	72
260 NW Golden Hills #54 Dr #54	0.00mi	2/2.0 (-1)	924 (-13%)	2mo	$51,500	$56	71
260 NW Golden Hls #13	0.00mi	2/2.0 (-1)	924 (-13%)	3mo	$55,000	$60	70
255 NW Golden Hills Dr #49 Dr #49	0.17mi	2/2.0 (-1)	924 (-13%)	3mo	$54,500	$59	62
508 NW Parkwest	0.55mi	2/1.0 (-1)	1,056 (-1%)	6mo	$25,000	$24	58
506 NW Park West Dr	0.58mi	2/1.0 (-1)	924 (-13%)	7mo	$30,000	$32	36

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: 34.9%
• Equity multiple: 2.49×
• Total profit: $39,163
• Equity at exit: $14,016

10-year hold

• IRR: 42.0%
• Equity multiple: 5.04×
• Total profit: $106,429
• Equity at exit: $8,127

Cash invested: $26,320 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $841

Break-even live

Break-even rent $772

Max offer price $94,000

Occupancy floor 49%

Sensitivity live

Price	-10% $895	-5% $868	+0% $841	+5% $815	+10% $788
Rent	-10% $696	-5% $769	+0% $841	+5% $914	+10% $987
Rate	-1.0pp $889	-0.5pp $865	base $841	+0.5pp $817	+1.0pp $792

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$2,124	$2.12	45d	1	0.56mi
1115 SW Lost Trail Dr Pullman, WA	3.0	2.5	1472	$2,100	$1.43	45d	1	0.65mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	45d	1	1.21mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$669	$0.69	45d	1	1.49mi

Listing history 16 events

1. 2026-06-19
   days on market $94,000 Active 36 DOM
2. 2026-06-18
   days on market $94,000 Active 35 DOM
3. 2026-06-17
   days on market $94,000 Active 34 DOM
4. 2026-06-16
   days on market $94,000 Active 33 DOM
5. 2026-06-15
   days on market $94,000 Active 32 DOM
6. 2026-06-14
   days on market $94,000 Active 30 DOM
7. 2026-06-12
   days on market $94,000 Active 29 DOM
8. 2026-06-09
   days on market $94,000 Active 26 DOM
9. 2026-06-08
   days on market $94,000 Active 25 DOM
10. 2026-06-07
    days on market $94,000 Active 24 DOM
11. 2026-06-05
    days on market $94,000 Active 21 DOM
12. 2026-06-02
    days on market $94,000 Active 19 DOM
13. 2026-06-01
    days on market $94,000 Active 18 DOM
14. 2026-05-31
    days on market $94,000 Active 17 DOM
15. 2026-05-30
    days on market $94,000 Active 16 DOM
16. 2026-05-14
    listed $94,000 Active 830-char remark

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $930 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,042
• − Mortgage interest: −$5,265
• − Property taxes: −$930
• − Insurance: −$470
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$2,735
• Taxable income: $9,115
• Est. tax owed @ 24.0%: −$2,188
• After-tax cash flow: $7,910/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

1 event — show timeline

• 2026-05-14 Listed $94,000 PACMLS

Property tax history

+2.2%/yr

Latest (2026): $930 · -5.2% YoY. Source: county tax records.