140 Lambert Mountain Rd · Malo, WA 99166-0000

$89,000

1 bd · 1.0 ba · 1,100 sqft · SingleFamily · 132 Days on market

Built 2010 10 ac lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0

Listing remarks MLS

Enjoy incredible mountain views from this 10 acre off-grid getaway. Featuring an approx. 1100 sq ft cabin, solar power system, holding tank for water and gravity fed to the house, the cabin could be a great basecamp for exploring the abundant public land nearby or with some work your off-grid homestead. Schools: Curlew; Republic Site Improvements: See Remarks; Holding Tank; Compost

Key facts

• Gravity fed
• Off-grid getaway
• Holding tank

Tags

• MOUNTAIN VIEWS
• OFF-GRID GETAWAY
• SOLAR POWER SYSTEM
• HOLDING TANK
• GRAVITY FED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 33/100 on livability (#621 in WA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, cost of living B; Watch: schools F, amenities F, commute F.
• Curlew School District (rural): math 35% / reading 35% proficiency, ranked #253 of 291 in WA (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 25 units permitted in Ferry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Ferry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $89k implies a 612% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 2.16×
• Total profit: $28,998
• Equity at exit: $40,018

10-year hold

• IRR: 21.6%
• Equity multiple: 4.12×
• Total profit: $77,678
• Equity at exit: $61,673

Cash invested: $24,920 (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 99166-0000

• Active inventory: 3
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $287

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 70%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $89,000 Active 132 DOM
2. 2026-06-17
   days on market $89,000 Active 131 DOM
3. 2026-06-16
   days on market $89,000 Active 130 DOM
4. 2026-06-15
   days on market $89,000 Active 129 DOM
5. 2026-06-15
   days on market $89,000 Active 128 DOM
6. 2026-06-13
   remarks 459-char remark
7. 2026-06-13
   pricedays on market $89,000 Active 127 DOM
8. 2026-06-12
   days on market $95,000 Active 126 DOM
9. 2026-06-09
   days on market $95,000 Active 123 DOM
10. 2026-06-08
    days on market $95,000 Active 122 DOM
11. 2026-06-08
    days on market $95,000 Active 121 DOM
12. 2026-06-03
    days on market $95,000 Active 117 DOM
13. 2026-06-02
    days on market $95,000 Active 116 DOM
14. 2026-06-01
    days on market $95,000 Active 115 DOM
15. 2026-05-31
    days on market $95,000 Active 114 DOM
16. 2026-03-26
    status Active 384-char remark

    Show marketing remark (304 chars)

    Enjoy incredible mountain views from this 10 acre off-grid getaway. Featuring an approx. 1100 sq ft cabin, solar power system, holding tank for water and gravity fed to the house, the cabin could be a great basecamp for exploring the abundant public land nearby or with some work your off-grid homestead.

17. 2026-03-26
    price $95,000 384-char remark

    Show marketing remark (304 chars)

    Enjoy incredible mountain views from this 10 acre off-grid getaway. Featuring an approx. 1100 sq ft cabin, solar power system, holding tank for water and gravity fed to the house, the cabin could be a great basecamp for exploring the abundant public land nearby or with some work your off-grid homestead.

18. 2026-03-26
    status Active 304-char remark

    Show marketing remark (304 chars)

    Enjoy incredible mountain views from this 10 acre off-grid getaway. Featuring an approx. 1100 sq ft cabin, solar power system, holding tank for water and gravity fed to the house, the cabin could be a great basecamp for exploring the abundant public land nearby or with some work your off-grid homestead.

19. 2026-03-26
    price $95,000 304-char remark

    Show marketing remark (304 chars)

    Enjoy incredible mountain views from this 10 acre off-grid getaway. Featuring an approx. 1100 sq ft cabin, solar power system, holding tank for water and gravity fed to the house, the cabin could be a great basecamp for exploring the abundant public land nearby or with some work your off-grid homestead.

20. 2025-12-06
    historical 304-char remark

    Show marketing remark (304 chars)

    Enjoy incredible mountain views from this 10 acre off-grid getaway. Featuring an approx. 1100 sq ft cabin, solar power system, holding tank for water and gravity fed to the house, the cabin could be a great basecamp for exploring the abundant public land nearby or with some work your off-grid homestead.

21. 2025-10-20
    listed $99,000 Active 384-char remark

    Show marketing remark (304 chars)

    Enjoy incredible mountain views from this 10 acre off-grid getaway. Featuring an approx. 1100 sq ft cabin, solar power system, holding tank for water and gravity fed to the house, the cabin could be a great basecamp for exploring the abundant public land nearby or with some work your off-grid homestead.

22. 2025-10-20
    listed $99,000 Active 304-char remark

    Show marketing remark (304 chars)

    Enjoy incredible mountain views from this 10 acre off-grid getaway. Featuring an approx. 1100 sq ft cabin, solar power system, holding tank for water and gravity fed to the house, the cabin could be a great basecamp for exploring the abundant public land nearby or with some work your off-grid homestead.

23. 2009-03-20
    soldstatus $12,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 1/10 Low 8 d/yr ≥85°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,698
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,589
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $2,924/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: Curlew School District
• NCES district ID: 5301890
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $40,324
• Composite: 32.05/100
• National rank: #11002
• State rank: #253 of 291 in WA

Livability — Malo

• Score: 33/100
• State rank: #621
• US rank: #27800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+660.0% since first listed

8 events — show timeline

• 2026-03-26 Relisted — SPOKANEMLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $95,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-26 Relisted — NEWMLS
• 2026-03-26 Price Changed $95,000 NEWMLS
• 2025-12-06 Delisted — NEWMLS
• 2025-10-20 Listed $99,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-10-20 Listed $99,000 NEWMLS
• 2009-03-20 Sold (Public Records) $12,500 Public Records

Property tax history

-3.5%/yr

Latest (2026): $123 · -3.3% YoY. Source: county tax records.