260 NW Golden Hls #42 · Pullman, WA 99163

$39,900

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 67 Days on market

Built 1997 $51/sqft · 42% below area Est $68k · 42% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Key facts

• Built 1997
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.0% 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 44d 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).
• This rent runs 35% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 3.58% ✓
• Cap rate: 32.00%
• Cash-on-cash: 91.81%
• DSCR: 5.09
• GRM: 2.3

CMA / ARV

• ARV (median comp): $68,286
• List price: $39,900
• Delta: -41.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 NW Parkwest Dr	0.52mi	2/1.0	728 (-7%)	0mo	$44,995	$62	64
404 NW Parkwest	0.58mi	2/1.5	896 (+14%)	13mo	$57,000	$64	37

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: 93.0%
• Equity multiple: 5.35×
• Total profit: $48,614
• Equity at exit: $5,949

10-year hold

• IRR: 96.0%
• Equity multiple: 11.30×
• Total profit: $115,077
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $855

Break-even live

Break-even rent $345

Max offer price $39,900

Occupancy floor 35%

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: $9,975
• Closing costs: $1,197
• 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	$1,884	$1.88	43d	1	0.56mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	43d	1	1.21mi
605 S Grand Ave Apt B Pullman, WA	1.0	1.0	790	$1,000	$1.27	43d	1	1.21mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	43d	1	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $39,900 Active 67 DOM
2. 2026-06-18
   days on market $39,900 Active 66 DOM
3. 2026-06-17
   days on market $39,900 Active 65 DOM
4. 2026-06-16
   pricedays on market $39,900 Active 64 DOM
5. 2026-06-15
   days on market $49,900 Active 63 DOM
6. 2026-06-14
   days on market $49,900 Active 61 DOM
7. 2026-06-12
   days on market $49,900 Active 60 DOM
8. 2026-06-09
   days on market $49,900 Active 57 DOM
9. 2026-06-08
   days on market $49,900 Active 56 DOM
10. 2026-06-07
    days on market $49,900 Active 55 DOM
11. 2026-06-05
    days on market $49,900 Active 52 DOM
12. 2026-06-02
    days on market $49,900 Active 50 DOM
13. 2026-06-01
    days on market $49,900 Active 49 DOM
14. 2026-05-31
    days on market $49,900 Active 48 DOM
15. 2026-05-30
    days on market $49,900 Active 47 DOM
16. 2026-04-13
    listed $49,900 Active
17. 2022-03-21
    soldstatus $60,000
18. 2022-02-08
    listed $65,000
19. 2022-02-07
    listed $65,000
20. 2017-08-04
    soldstatus $33,000
21. 2017-07-13
    listed $33,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $557 · $46/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: $17,120
• − Mortgage interest: −$2,235
• − Property taxes: −$557
• − Insurance: −$200
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,161
• Taxable income: $10,228
• Est. tax owed @ 24.0%: −$2,455
• After-tax cash flow: $7,802/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

+51.2% since first listed

6 events — show timeline

• 2026-04-13 Listed $49,900 PACMLS
• 2022-03-21 Sold (MLS) $60,000 PACMLS
• 2022-02-08 Listed $65,000 PACMLS
• 2022-02-07 Listed $65,000 PACMLS
• 2017-08-04 Sold (MLS) $33,000 PACMLS
• 2017-07-13 Listed $33,000 PACMLS

Property tax history

+0.7%/yr

Latest (2026): $557 · -25.4% YoY. Source: county tax records.