611 N Front · Dayton, WA 99328

$158,500

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 64 Days on market

Built 1930 Est $233k · 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
• Schools +5.3/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Dayton, Washington is calling you! Charming 1930s home on nearly Half an acre – Fixer opportunity! Bring your tools and vision! This three-bedroom home sits on a spacious 0.49-acre lot at the end of a quiet dead-end street in Dayton. Built in 1930, the home retains its original character and offers a great foundation for renovation or investment. Features include breakfast nook, a covered front porch, partial basement for storage or workshop space, and plenty of room to expand, garden, or build a shop. Peaceful location just minutes from downtown Dayton amenities. This is your chance to create value and restore this classic home to its full potential!

Key facts

• Breakfast nook
• Covered front porch
• 1930s home

Tags

• 1930S HOME
• NEARLY HALF AN ACRE
• QUIET DEAD-END STREET
• BREAKFAST NOOK
• COVERED FRONT PORCH
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $27 ($322/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 $141k (11.3% below list).
• Recommended offer: $141k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.1% in Dayton — 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 80/100 on livability (#86 in WA, #1,643 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Dayton School District (town): math 54% / reading 67% proficiency, ranked #66 of 291 in WA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dayton Elementary School (193 students, 52% FRL); Dayton Middle School (89 students, 52% FRL); Dayton High School (108 students, 57% FRL).
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Columbia County in 2024 (0 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.
• Columbia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (11.3% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 0.89% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $232,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 E Dayton Ave E	0.16mi	3/1.0	1,140 (-1%)	6mo	$265,000	$232	86
211 E Commercial St	0.32mi	2/1.0 (-1)	1,152 (0%)	2mo	$150,000	$130	79
614 N Willow St	0.13mi	2/1.0 (-1)	1,193 (+4%)	10mo	$343,000	$288	74
213 W Main St	0.40mi	3/1.0	1,172 (+2%)	10mo	$275,000	$235	70
521 E Washington Ave	0.45mi	2/1.0 (-1)	1,136 (-1%)	8mo	$240,000	$211	65
212 E Washington Ave	0.29mi	3/1.5	1,256 (+9%)	8mo	$205,000	$163	63
125 W Patit Ave	0.20mi	3/1.0	1,314 (+14%)	15mo	$265,000	$202	55
514 E Washington Ave	0.47mi	3/1.0	1,220 (+6%)	16mo	$175,000	$143	55
528 E Main St	0.55mi	2/2.0 (-1)	1,238 (+8%)	9mo	$137,500	$111	46
405 E Park St	0.67mi	2/2.0 (-1)	1,227 (+6%)	7mo	$205,000	$167	43
507 S 3rd St	0.70mi	2/1.0 (-1)	1,233 (+7%)	10mo	$230,000	$187	42
308 E Spring St	0.55mi	2/2.0 (-1)	1,004 (-13%)	5mo	$220,000	$219	40

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-23,962
• Equity at exit: $23,633

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-18,608
• Equity at exit: $13,704

Cash invested: $44,380 (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 99328

• Active inventory: 61
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$831
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $27

Break-even live

Break-even rent $1,373

Max offer price $158,500

Occupancy floor 93%

Sensitivity live

Price	-10% $117	-5% $72	+0% $27	+5% $-18	+10% $-63
Rent	-10% $-84	-5% $-29	+0% $27	+5% $82	+10% $138
Rate	-1.0pp $107	-0.5pp $67	base $27	+0.5pp $-14	+1.0pp $-56

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: $39,625
• Closing costs: $4,755
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 S 5th St Dayton, WA	2.0–4.0	1.0–2.0	992	$1,406	$1.42	45d	1	0.88mi

Listing history 10 events

1. 2026-03-31
   soldstatus $150,000 Closed
2. 2026-02-20
   status Pending
3. 2026-02-02
   status Active
4. 2025-12-25
   status Pending
5. 2025-12-20
   status Pending
6. 2025-11-15
   price $158,500
7. 2025-11-15
   price $158,500
8. 2025-10-22
   listed $169,900 Active
9. 2025-10-22
   listed $169,900 Active
10. 2013-08-07
    soldstatus $133,875

ⓘ 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: $2,245 · $187/mo
• Projected year-2 tax: $2,245 · $187/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,878
• − Mortgage interest: −$8,878
• − Property taxes: −$2,245
• − Insurance: −$792
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,611
• Taxable loss: −$2,349
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $886/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: Dayton School District
• NCES district ID: 5302040
• Math proficiency: 54% ▲ 4.00%
• Reading proficiency: 67% ▲ 8.00%
• Median HH income: $44,609
• Composite: 52.54/100
• National rank: #3380
• State rank: #66 of 291 in WA

Livability — Dayton

• Score: 80/100
• State rank: #86
• US rank: #1643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, WA
• Population (ZIP): 3,595

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 3,651 people
• By 2030: 3,482 · -4.6%
• By 2040: 3,159 · -13.5%
• By 2050: 2,931 · -19.7%
• By 2075: 2,817 · -22.8%
• By 2100: 2,964 · -18.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 14% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+43.5) · D 26.7% · R 70.2% · Other 3.1%
• 2008→2024 swing: -7.0pp toward R · 2008: -36.5pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+44.6 2012: R+41.0 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.27%
• Current HPI: 177.3211
• 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

+12.0% since first listed

10 events — show timeline

• 2026-03-31 Sold (MLS) $150,000 NWMLS as Distributed by MLS Grid
• 2026-02-20 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-02 Relisted — NWMLS as Distributed by MLS Grid
• 2025-12-25 Pending — RMLS
• 2025-12-20 Pending — NWMLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $158,500 RMLS
• 2025-11-15 Price Changed $158,500 NWMLS as Distributed by MLS Grid
• 2025-10-22 Listed $169,900 RMLS
• 2025-10-22 Listed $169,900 NWMLS as Distributed by MLS Grid
• 2013-08-07 Sold (Public Records) $133,875 Public Records

Property tax history

+5.2%/yr

Latest (2026): $2,245 · +27.1% YoY. Source: county tax records.