618 S 2nd Ave · Walla Walla, WA 99362

$249,900

4 bd · 2.0 ba · 1,682 sqft · SingleFamily public records · 10 Days on market

Built 1903 6,843 sqft lot Est $365k · 32% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 293356 Experience the timeless charm of this beautiful 1903 Craftsman-style home in Walla Walla, filled with character, warmth, and classic architectural details—all at an incredible value and offered as-is. Nestled on a . 15 acre lot with mature landscaping, this inviting property offers the perfect blend of historic charm and everyday comfort. A welcoming covered front porch sets the tone and creates the perfect place to relax and enjoy the neighborhood. Inside, the home offers 2184 sq ft, with 5BR/2BA in a 2-story w/ basement floor plan. The living room showcases classic Craftsman style with large windows that fill the space with natural light and a cozy wood stove with brick surround that creates a warm and inviting focal point. Just beyond, the spacious formal dining room offers beautiful built-in cabinetry perfect for displaying treasured dishes, and charming window seating that adds to the home’s historic appeal. The kitchen provides abundant cabinet & counter space for meal prep, along with tile flooring and tile countertops. The home offers 2 bathrooms, one of which has been extensively remodeled. Additional storage space can be found in the basement, along with a laundry area complete with utility sinks. Step outside to enjoy the private backyard featuring mature shade trees, fencing, a storage shed, and there's convenient off-street parking and a carport for your vehicles. This charming Craftsman offers a rare opportunity to own a piece of Walla Walla history!

Key facts

• Covered front porch
• Large windows
• Cozy wood stove

Tags

• CRAFTSMAN STYLE
• COVERED FRONT PORCH
• MATURE LANDSCAPING
• LARGE WINDOWS
• COZY WOOD STOVE
• BUILT-IN CABINETRY

Property features AI

Finance

• Financial info: Cash offers only

Exterior

• Parking: Attached carport; 1 uncovered parking space
• Utilities: Electric and natural gas energy sources; Public water; Sewer connected
• Home design: Single family residence; Two stories with basement; Average condition; Built on lot
• Construction: Wood construction; Composition roof; Unfinished basement; Effective year built 1903
• Exterior features: Wood exterior

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 5 bedrooms (3 on main level, 2 on upper level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 2 showers; 1 bathtub
• Heating & cooling: Forced air heating; Stove / free-standing heating; Wall furnace; Wall cooling unit(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $41 ($496/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.7% below list).
• Recommended offer: $211k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 422 active listings in the ZIP; 6 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; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $55k; list at $250k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,566 (15.7% below list)

Questions for the listing agent

1. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $364,994
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 S 2nd Ave	0.47mi	4/1.0	1,728 (+3%)	4mo	$260,000	$150	66
419 Chase Ave	0.28mi	3/2.0 (-1)	1,840 (+9%)	3mo	$400,000	$217	64
156 Bryant Ave	0.30mi	3/2.0 (-1)	1,830 (+9%)	7mo	$420,000	$230	61
321 Craig St	0.39mi	3/2.0 (-1)	1,551 (-8%)	4mo	$300,000	$193	60
334 Whitman St	0.43mi	3/2.0 (-1)	1,603 (-5%)	10mo	$389,000	$243	59
1309 Umatilla St	0.51mi	4/2.0	1,792 (+6%)	8mo	$201,000	$112	59
201 Malcolm St	0.28mi	3/2.0 (-1)	1,904 (+13%)	2mo	$280,000	$147	59
1306 S 2nd Ave	0.54mi	3/2.0 (-1)	1,734 (+3%)	8mo	$490,000	$283	58
511 Newell St	0.55mi	3/1.0 (-1)	1,631 (-3%)	4mo	$356,000	$218	57
1210 Tillamook St	0.46mi	4/1.0	1,908 (+13%)	6mo	$299,900	$157	47
503 Clay St	0.60mi	3/2.0 (-1)	1,916 (+14%)	1mo	$420,000	$219	43
627 Juniper St	0.64mi	3/1.5 (-1)	1,476 (-12%)	0mo	$319,000	$216	42

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-39,159
• Equity at exit: $37,261

10-year hold

• IRR: -8.4%
• Equity multiple: 0.49×
• Total profit: $-35,966
• Equity at exit: $21,607

Cash invested: $69,972 (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 99362

• Rents YoY: 2.4%
• Active inventory: 422
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$208 /mo · $2,490/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $41

Break-even live

Break-even rent $2,053

Max offer price $249,900

Occupancy floor 93%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Sunset Dr Unit 217 Walla Walla, WA	3.0	2.5	1500	$2,050	$1.37	44d	1	0.90mi
208 Marjorie Pl Unit marj208 Walla Walla, WA	3.0	2.0	1080	$1,295	$1.20	44d	1	0.95mi
425 N 7th Ave Apt 2 Walla Walla, WA	4.0	2.5	1697	$1,795	$1.06	44d	1	0.99mi
1055 E Isaacs Ave Unit B Walla Walla, WA	5.0	2.0	1600	$3,000	$1.88	44d	1	1.12mi
570 Reser Rd Walla Walla, WA	3.0	2.0	1488	$1,840	$1.24	44d	1	1.37mi
265 Avery St Walla Walla, WA	3.0	2.5	1268	$1,995	$1.57	44d	1	1.42mi

Listing history 10 events

1. 2026-06-12
   statusdays on market $249,900 Pending 10 DOM
2. 2026-06-09
   days on market $249,900 Active 9 DOM
3. 2026-06-08
   days on market $249,900 Active 8 DOM
4. 2026-06-07
   days on market $249,900 Active 7 DOM
5. 2026-06-02
   days on market $249,900 Active 4 DOM
6. 2026-06-01
   days on market $249,900 Active 3 DOM
7. 2026-05-31
   days on market $249,900 Active 2 DOM
8. 2026-05-29
   listed $249,900 Active 1518-char remark

   Show marketing remark (1518 chars)

   MLS# 293356 Experience the timeless charm of this beautiful 1903 Craftsman-style home in Walla Walla, filled with character, warmth, and classic architectural details—all at an incredible value and offered as-is. Nestled on a . 15 acre lot with mature landscaping, this inviting property offers the perfect blend of historic charm and everyday comfort. A welcoming covered front porch sets the tone and creates the perfect place to relax and enjoy the neighborhood. Inside, the home offers 2184 sq ft, with 5BR/2BA in a 2-story w/ basement floor plan. The living room showcases classic Craftsman style with large windows that fill the space with natural light and a cozy wood stove with brick surround that creates a warm and inviting focal point. Just beyond, the spacious formal dining room offers beautiful built-in cabinetry perfect for displaying treasured dishes, and charming window seating that adds to the home’s historic appeal. The kitchen provides abundant cabinet & counter space for meal prep, along with tile flooring and tile countertops. The home offers 2 bathrooms, one of which has been extensively remodeled. Additional storage space can be found in the basement, along with a laundry area complete with utility sinks. Step outside to enjoy the private backyard featuring mature shade trees, fencing, a storage shed, and there's convenient off-street parking and a carport for your vehicles. This charming Craftsman offers a rare opportunity to own a piece of Walla Walla history!

9. 2026-05-29
   listed $249,900 Active

   Show marketing remark (1518 chars)

   MLS# 293356 Experience the timeless charm of this beautiful 1903 Craftsman-style home in Walla Walla, filled with character, warmth, and classic architectural details—all at an incredible value and offered as-is. Nestled on a . 15 acre lot with mature landscaping, this inviting property offers the perfect blend of historic charm and everyday comfort. A welcoming covered front porch sets the tone and creates the perfect place to relax and enjoy the neighborhood. Inside, the home offers 2184 sq ft, with 5BR/2BA in a 2-story w/ basement floor plan. The living room showcases classic Craftsman style with large windows that fill the space with natural light and a cozy wood stove with brick surround that creates a warm and inviting focal point. Just beyond, the spacious formal dining room offers beautiful built-in cabinetry perfect for displaying treasured dishes, and charming window seating that adds to the home’s historic appeal. The kitchen provides abundant cabinet & counter space for meal prep, along with tile flooring and tile countertops. The home offers 2 bathrooms, one of which has been extensively remodeled. Additional storage space can be found in the basement, along with a laundry area complete with utility sinks. Step outside to enjoy the private backyard featuring mature shade trees, fencing, a storage shed, and there's convenient off-street parking and a carport for your vehicles. This charming Craftsman offers a rare opportunity to own a piece of Walla Walla history!

10. 1993-08-10
    soldstatus $55,000

ⓘ 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: $2,490 · $208/mo
• Projected year-2 tax: $2,490 · $208/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,268
• − Mortgage interest: −$13,998
• − Property taxes: −$2,490
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$7,270
• Taxable loss: −$3,783
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $1,404/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: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• Metro: Walla Walla, 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

+354.4% since first listed

3 events — show timeline

• 2026-05-29 Listed $249,900 NWMLS as Distributed by MLS Grid
• 2026-05-29 Listed $249,900 PACMLS
• 1993-08-10 Sold (Public Records) $55,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $2,490 · +806.4% YoY. Source: county tax records.