1713 Cooks Hill Rd #50 · Centralia, WA 98531

$125,000

2 bd · 2.0 ba · 1,152 sqft · Other public records · 9 Days on market

Built 1984

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This LOCATION can't be beat! Awesome 55+ Community is super close to Providence Centralia Hospital, Steck Medical, Social Security office and more! Well-Maintained Home offers Large Living Room w/ Vaulted Ceilings & Ceiling Fan & Picture Window, Kitchen w/ Breakfast Bar, nearly new White Appliances including Glass Flat Top Range, Dishwasher & Refrigerator with Stainless Steel Dual Basin Sink and adjacent Dining Room with Chandelier. Family Room w/ Buffet Serving Area for those bigger gatherings. Primary Bedroom with En Suite Bath w/ Spacious Tub/Shower Combo and Oversized Closet. Large 457 sqft Attached Garage w/ 1 Door + Opener and Plenty of Shop/Storage Space! Home was r

Key facts

• White appliances
• Buffet serving area
• Large living room

Tags

• LARGE LIVING ROOM
• BREAKFAST BAR
• WHITE APPLIANCES
• DINING ROOM
• FAMILY ROOM
• BUFFET SERVING AREA

Property features AI

Finance

• Other: Offers review date: Monday, June 15, 2026
• Financial info: Listing terms: Cash, Conventional; Taxes: $998 (2026)
• HOA & community: Located in Evergreen Estates park; Senior community; Pets allowed — see remarks; Land lease: $530

Exterior

• Parking: Individual garage (garage included)
• Utilities: Public water; City of Centralia water service; PUD power
• Home design: Manufactured home (Double wide); One level; Mobile home remains
• Construction: Wood construction; Composition roof; Tie-down foundation; Manufactured house structure
• Exterior features: Wood exterior; Wood products; Dead-end street; Paved lot; Patio/porch/deck

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Vaulted ceilings; Ceiling fan(s); Patio/porch/deck; Bath off primary; Walk-in closet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.6% vs local median 3.0% in Centralia — 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 81/100 on livability (#81 in WA, #1,497 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, cost of living A; Watch: schools C-, crime C-, employment F.
• Centralia School District (town): math 39% / reading 52% proficiency, ranked #187 of 291 in WA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 258 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lewis County population projected at -11% 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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.
• Current owner paid $20k; list at $125k implies a 525% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.36% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 6.1

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $14,726
• Equity at exit: $18,638

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $57,814
• Equity at exit: $10,808

Cash invested: $35,000 (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 98531

• Rents YoY: 3.0%
• Active inventory: 258
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$656
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $550

Break-even live

Break-even rent $1,001

Max offer price $125,000

Occupancy floor 63%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Lewis St Centralia, WA	2.0	1.5	1150	$1,650	$1.43	13d	1	0.58mi
2711 Niki LN Centralia, WA	3.0	2.0	1250	$2,100	$1.68	43d	1	0.82mi
609 S Washington Ave Unit B Centralia, WA	3.0	2.0	1264	$2,300	$1.82	43d	1	0.85mi
2711 Niki Ln Bldg D8 Centralia, WA	3.0	2.5	1312	$2,100	$1.60	43d	1	0.87mi
401 N Ash St Centralia, WA	2.0	1.0	715	$1,625	$2.27	13d	2	0.98mi
1107 Woodland Ave Unit B208 Centralia, WA	2.0	1.0	790	$1,395	$1.77	43d	1	1.00mi
507 S Rock St Centralia, WA	3.0	2.0	1100	$2,050	$1.86	43d	1	1.00mi
3007 Borst Ave Centralia, WA	1.0	1.0	750	$1,450	$1.93	43d	1	1.05mi
1014 N Scheuber Rd Centralia, WA	2.0	1.0	890	$1,395	$1.57	13d	1	1.08mi
701 H St Apt E Centralia, WA	2.0	1.0	1137	$1,500	$1.32	43d	1	1.23mi
701 H St Apt R Centralia, WA	2.0	1.5	1180	$1,500	$1.27	43d	1	1.23mi
1413 Nora Ln Unit B Centralia, WA	2.0	2.5	1315	$1,850	$1.41	43d	1	1.34mi
1413 Nora Ln Centralia, WA	2.0	3.0	1315	$1,850	$1.41	43d	1	1.34mi
1111 Grand Ave Unit B Centralia, WA	2.0	1.0	1050	$1,495	$1.42	43d	1	1.43mi

Listing history 8 events

1. 2026-06-19
   days on market $125,000 Active 9 DOM
2. 2026-06-18
   days on market $125,000 Active 8 DOM
3. 2026-06-17
   days on market $125,000 Active 7 DOM
4. 2026-06-16
   days on market $125,000 Active 6 DOM
5. 2026-06-15
   days on market $125,000 Active 5 DOM
6. 2026-06-14
   days on market $125,000 Active 3 DOM
7. 2026-06-12
   remarks 687-char remark
8. 2026-06-12
   listed $125,000 Active 2 DOM

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$227/yr (+$19/mo · 22.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 14% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,359
• − Mortgage interest: −$7,002
• − Property taxes: −$998
• − Insurance: −$625
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$3,636
• Taxable income: $4,840
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $5,433/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: Centralia School District
• NCES district ID: 5301140
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $38,851
• Composite: 40.17/100
• National rank: #7832
• State rank: #187 of 291 in WA

Livability — Centralia

• Score: 81/100
• State rank: #81
• US rank: #1497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, WA
• County: Lewis County · 27,337 people
• City population: 27,337
• Metro: Centralia, WA
• Population (ZIP): 27,337
• Household income: $63,406
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1000.0

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 16% Tagalog/Filipino 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -249.98%
• Current HPI: 378.6936
• Rent YoY: ▲ 3.00%
• Metro: Centralia, 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

+323.7% since first listed

11 events — show timeline

• 2026-06-10 Listed $125,000 NWMLS as Distributed by MLS Grid
• 2011-09-30 Sold (MLS) $20,000 NWMLS as Distributed by MLS Grid
• 2011-09-22 Pending — NWMLS as Distributed by MLS Grid
• 2011-07-01 Relisted — NWMLS as Distributed by MLS Grid
• 2011-07-01 Delisted — NWMLS as Distributed by MLS Grid
• 2011-06-30 Price Changed $25,995 NWMLS as Distributed by MLS Grid
• 2011-04-28 Price Changed $29,995 NWMLS as Distributed by MLS Grid
• 2011-02-26 Price Changed $33,950 NWMLS as Distributed by MLS Grid
• 2010-12-01 Listed $34,900 NWMLS as Distributed by MLS Grid
• 2005-07-29 Sold (MLS) $24,500 NWMLS as Distributed by MLS Grid
• 2005-03-10 Listed $29,500 NWMLS as Distributed by MLS Grid

Property tax history

+10.5%/yr

Latest (2026): $998 · +8.8% YoY. Source: county tax records.