None · Colville, WA 99114

$160,000

None bd · None ba · — sqft · SingleFamily · 10 Days on market

Poor condition 28 ac lot ↓ 27% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has so many options. Let's create your hunting retreat or weekend getaway. Beautiful Cedar Creek flows through this property and makes for such a great opportunity to build your forever home. The current build will most likely need to be removed or reengineered. There are no permits on record making these 28 acres with power and a creek an amazing start to your new beginning. Give me a call today for a showing.

Key facts

• 28 acres
• 28 acre lot
• Listed 10 days

Tags

• 28 ACRES

What this means for you Summary

Snapshot

• This is a single-family listed at $160k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -2.0% vs local median 1.6% in Colville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 78/100 on livability (#119 in WA, #2,418 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: employment D, commute F.
• Northport School District (rural): math 50% / reading 60% proficiency, ranked #121 of 291 in WA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 138 active listings in the ZIP; 341 units permitted in Stevens County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Stevens County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

CMA / ARV

• ARV (median comp): $406,745
• List price: $160,000
• Delta: -60.66%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3934 Garvey Cir	0.11mi	3/1.0	1,176	2mo	$195,000	$166	81
3969 Old Garvey RD Rd	0.42mi	—/—	1,150	12mo	$50,000	$43	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -87.0%
• Equity multiple: -1.15×
• Total profit: $-96,351
• Equity at exit: $23,857

10-year hold

• IRR: —
• Equity multiple: -2.90×
• Total profit: $-174,583
• Equity at exit: $13,834

Cash invested: $44,800 (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 99114

• Home prices YoY: -24.3%
• Active inventory: 138

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-1,106

Break-even live

Break-even rent $1,400

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-995	-5% $-1,050	+0% $-1,106	+5% $-1,161	+10% $-1,216
Rent	-10% $-1,106	-5% $-1,106	+0% $-1,106	+5% $-1,106	+10% $-1,106
Rate	-1.0pp $-1,025	-0.5pp $-1,065	base $-1,106	+0.5pp $-1,147	+1.0pp $-1,189

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $160,000 Active 10 DOM
2. 2026-06-18
   days on market $160,000 Active 8 DOM
3. 2026-06-17
   days on market $160,000 Active 7 DOM
4. 2026-06-16
   days on market $160,000 Active 6 DOM
5. 2026-06-15
   days on market $160,000 Active 5 DOM
6. 2026-06-15
   days on market $160,000 Active 4 DOM
7. 2026-06-13
   days on market $160,000 Active 3 DOM
8. 2026-06-12
   days on marketlisting id $160,000 Active 2 DOM
9. 2026-06-09
   days on market $160,000 Active 13 DOM
10. 2026-06-08
    days on market $160,000 Active 12 DOM
11. 2026-06-08
    days on market $160,000 Active 11 DOM
12. 2026-06-05
    days on market $160,000 Active 9 DOM
13. 2026-06-03
    days on market $160,000 Active 7 DOM
14. 2026-06-02
    days on market $160,000 Active 6 DOM
15. 2026-06-01
    days on market $160,000 Active 5 DOM
16. 2026-05-31
    days on market $160,000 Active 4 DOM
17. 2026-05-07
    price $160,000 428-char remark

    Show marketing remark (428 chars)

    This property has so many options. Let's create your hunting retreat or weekend getaway. Beautiful Cedar Creek flows through this property and makes for such a great opportunity to build your forever home. The current build will most likely need to be removed or reengineered. There are no permits on record making these 28 acres with power and a creek an amazing start to your new beginning. Give me a call today for a showing.

18. 2025-12-23
    listed $180,000 Active 428-char remark

    Show marketing remark (428 chars)

    This property has so many options. Let's create your hunting retreat or weekend getaway. Beautiful Cedar Creek flows through this property and makes for such a great opportunity to build your forever home. The current build will most likely need to be removed or reengineered. There are no permits on record making these 28 acres with power and a creek an amazing start to your new beginning. Give me a call today for a showing.

19. 2025-08-25
    price $205,000
20. 2025-07-25
    price $220,000
21. 2025-06-30
    price $230,000
22. 2025-01-03
    listed $218,000 Active
23. 2024-12-31
    historical
24. 2024-12-02
    listed $218,000 Active
25. 2024-11-29
    historical
26. 2024-11-01
    listed $218,000 Active
27. 2024-11-01
    historical
28. 2024-10-09
    price $218,000
29. 2024-07-16
    listed $219,900 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 20 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$4,655
• Taxable loss: −$16,817
• Est. tax savings @ 24.0%: +$4,036
• After-tax cash flow: $-9,233/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.

Condition & rehab AI · 12 photos

Poor 20/100 Gut rehab

This property requires extensive gut renovations and structural repairs to become livable and increase its value.

Repairs flagged

• Major structural repairs — Significant damage to the building
• Major window replacement — Missing windows
• Major roof repair/replacement — Exposed rafters and missing shingles
• Major flooring installation — Exposed subfloor

Value-add opportunities

• Both structural repairs and restoration — Restores the property to a livable state and increases its value
• Both window replacement — Improves the property's appearance and functionality
• Both roof repair/replacement — Prevents further damage and enhances the property's curb appeal
• Both flooring installation — Provides a finished look and increases the property's livability

Renovation cost estimate screening

Repair item	Severity	Est. cost
structural repairs · Significant damage to the building	Major	$15,000–50,000
window replacement · Missing windows	Major	$15,000–50,000
roof repair/replacement · Exposed rafters and missing shingles	Major	$15,000–50,000
flooring installation · Exposed subfloor	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both structural repairs and restoration — Restores the property to a livable state and increases its value ↑
• Both window replacement — Improves the property's appearance and functionality ↑
• Both roof repair/replacement — Prevents further damage and enhances the property's curb appeal ↑
• Both flooring installation — Provides a finished look and increases the property's livability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northport School District
• NCES district ID: 5305880
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $31,668
• Composite: 46.98/100
• National rank: #5150
• State rank: #121 of 291 in WA

Livability — Colville

• Score: 78/100
• State rank: #119
• US rank: #2418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,939

Population outlook (Stevens County) Hauer SSP2

• Today (2025): 43,696 people
• By 2030: 43,203 · -1.1%
• By 2040: 41,190 · -5.7%
• By 2050: 38,231 · -12.5%
• By 2075: 31,260 · -28.5%
• By 2100: 22,931 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Stevens

• 2024 margin: Solid R (+44.1) · D 26.7% · R 70.8% · Other 2.5%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+42.1 2016: R+40.8 2012: R+27.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.32%
• Current HPI: 308.9195
• 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

-27.2% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $160,000 NEWMLS
• 2025-12-23 Listed $180,000 NEWMLS
• 2025-08-25 Price Changed $205,000 NEWMLS
• 2025-07-25 Price Changed $220,000 NEWMLS
• 2025-06-30 Price Changed $230,000 NEWMLS
• 2025-01-03 Listed $218,000 SPOKANEMLS as Distributed by MLS Grid
• 2024-12-31 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2024-12-02 Listed $218,000 SPOKANEMLS as Distributed by MLS Grid
• 2024-11-29 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2024-11-01 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2024-11-01 Listed $218,000 SPOKANEMLS as Distributed by MLS Grid
• 2024-10-09 Price Changed $218,000 SPOKANEMLS as Distributed by MLS Grid
• 2024-07-16 Listed $219,900 SPOKANEMLS as Distributed by MLS Grid