160 SW Creston Ave · Creston, WA 99117

$95,000

1 bd · 1.0 ba · 1,568 sqft · Other · 90 Days on market

Built 1960 $61/sqft · 17% below area Est $115k · 17% under ↓ 32% since listing

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Incredible opportunity in the heart of Creston! This 1-bedroom, 1-bath home offers 1,568 sq ft of living space with a detached two-car garage and a storage shed out back. Situated on a level city lot, the property is zoned for 2–4 units, providing excellent potential for a fix-and-flip, rental investment, or new construction. With solid bones and versatile zoning, this is one of the best values in the area. Bring your vision and take advantage of this affordable opportunity in a growing community. Buyer to verify all zoning and development potential.

Key facts

• Level city lot
• Versatile zoning
• Storage shed

Tags

• DETACHED TWO-CAR GARAGE
• STORAGE SHED
• LEVEL CITY LOT
• ZONED FOR 2-4 UNITS
• VERSATILE ZONING
• GROWING COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#288 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime F, amenities F, commute F.
• Creston School District (rural): math 40% / reading 70% proficiency, ranked #110 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 49 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lincoln County population projected at -20% 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $115,000
• List price: $95,000
• Delta: -17.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.93×
• Total profit: $24,823
• Equity at exit: $42,716

10-year hold

• IRR: 17.9%
• Equity multiple: 3.61×
• Total profit: $69,550
• Equity at exit: $65,831

Cash invested: $26,600 (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 99117

• Active inventory: 21
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $211

Break-even live

Break-even rent $738

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 90 DOM
2. 2026-06-17
   days on market $95,000 Active 89 DOM
3. 2026-06-16
   days on market $95,000 Active 88 DOM
4. 2026-06-15
   days on market $95,000 Active 87 DOM
5. 2026-06-15
   days on market $95,000 Active 86 DOM
6. 2026-06-13
   days on market $95,000 Active 85 DOM
7. 2026-06-12
   days on market $95,000 Active 84 DOM
8. 2026-06-09
   days on market $95,000 Active 81 DOM
9. 2026-06-08
   days on market $95,000 Active 80 DOM
10. 2026-06-08
    days on market $95,000 Active 79 DOM
11. 2026-06-05
    days on market $95,000 Active 77 DOM
12. 2026-06-03
    days on market $95,000 Active 75 DOM
13. 2026-06-02
    days on market $95,000 Active 74 DOM
14. 2026-06-01
    days on market $95,000 Active 73 DOM
15. 2026-05-31
    days on market $95,000 Active 72 DOM
16. 2026-05-01
    price $95,000 562-char remark

    Show marketing remark (562 chars)

    Incredible opportunity in the heart of Creston! This 1-bedroom, 1-bath home offers 1,568 sq ft of living space with a detached two-car garage and a storage shed out back. Situated on a level city lot, the property is zoned for 2–4 units, providing excellent potential for a fix-and-flip, rental investment, or new construction. With solid bones and versatile zoning, this is one of the best values in the area. Bring your vision and take advantage of this affordable opportunity in a growing community. Buyer to verify all zoning and development potential.

17. 2026-03-20
    listed $109,900 Active 562-char remark

    Show marketing remark (562 chars)

    Incredible opportunity in the heart of Creston! This 1-bedroom, 1-bath home offers 1,568 sq ft of living space with a detached two-car garage and a storage shed out back. Situated on a level city lot, the property is zoned for 2–4 units, providing excellent potential for a fix-and-flip, rental investment, or new construction. With solid bones and versatile zoning, this is one of the best values in the area. Bring your vision and take advantage of this affordable opportunity in a growing community. Buyer to verify all zoning and development potential.

18. 2025-12-31
    historical
19. 2025-07-15
    listed $140,000 Active

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$386/yr (+$32/mo · 70.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,057
• − Mortgage interest: −$5,321
• − Property taxes: −$545
• − Insurance: −$475
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,764
• Taxable income: $1,022
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,281/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: Creston School District
• NCES district ID: 5301860
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 70% ▲ 20.00%
• Median HH income: $44,830
• Composite: 48.19/100
• National rank: #4729
• State rank: #110 of 291 in WA

Livability — Creston

• Score: 68/100
• State rank: #288
• US rank: #10054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creston, WA
• Population (ZIP): 578

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 9,599 people
• By 2030: 9,146 · -4.7%
• By 2040: 8,298 · -13.6%
• By 2050: 7,683 · -20.0%
• By 2075: 6,790 · -29.3%
• By 2100: 6,029 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Native American 1%
• Common ancestry: Portuguese 4% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.6) · D 23.6% · R 74.2% · Other 2.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -29.6pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+48.9 2016: R+50.2 2012: R+40.9 2008: R+29.6

Not yet ingested

• Civics: —

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

-32.1% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $95,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-20 Listed $109,900 SPOKANEMLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2025-07-15 Listed $140,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+10.8%/yr

Latest (2026): $545 · +287.3% YoY. Source: county tax records.