1430 Chestnut #10 · West Clarkston-Highland, WA 99403

$135,000

3 bd · 2.0 ba · 1,650 sqft · Manufactured · 17 Days on market

Built 1991 Est $224k · 40% under

---

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).

• Cash flow +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 bdrm, 2 bath located in a desirable 55+ park in downtown Clarkston. Rent 577.50 a month effective May 1st. Space #10, covered parking for 3 vehicles. Updated kitchen w/ cabinets galore and a nice island. Lots of build ins and pull out drawers. Lg. mudroom/office space w/ utilities. Master bathroom is nicely updated as well. New gas furnace in 2018, gas H2O. Covered deck, no care yard w/ a putting green. Storage shed.

Key facts

• Covered deck
• Storage shed
• Updated kitchen

Tags

• UPDATED KITCHEN
• COVERED DECK
• PUTTING GREEN
• STORAGE SHED

Property features AI

Exterior

• Parking: Covered carport with space for 3 vehicles; Total 3 parking spaces
• Home design: Mobile/manufactured home on a rented lot
• Construction: Built in 1991

Interior

• Kitchen: Dishwasher; Built-in oven/range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Kitchen island
• Laundry & utility: Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.2% in West Clarkston-Highland — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Clarkston School District (suburban): math 38% / reading 57% proficiency, ranked #172 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland Elementary (288 students, 73% FRL) — zoned schools average 73% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 249 active listings in the ZIP; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

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: 1.03% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $224,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1430 Chestnut #10	0.00mi	3/2.0	1,650 (0%)	0mo	$135,000	$82	100
841 Van Arsdol St	0.12mi	2/2.0 (-1)	1,440 (-13%)	3mo	$265,000	$184	66
1311 14th St	0.49mi	3/2.0	1,600 (-3%)	18mo	$239,000	$149	57
1035 16th St	0.44mi	3/2.0	1,470 (-11%)	8mo	$199,900	$136	55
1129 12th St	0.66mi	3/2.0	1,664 (+1%)	22mo	$390,000	$234	49
1337 14th St	0.53mi	3/2.0	1,568 (-5%)	22mo	$80,000	$51	48
1218 15th St	0.43mi	3/2.0	1,404 (-15%)	24mo	$158,000	$113	35

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,826
• Equity at exit: $20,129

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $17,629
• Equity at exit: $11,672

Cash invested: $37,800 (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 99403

• Active inventory: 249
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $268

Break-even live

Break-even rent $1,046

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-13
   listed $135,000 Active
3. 2015-05-29
   soldstatus
4. 2014-10-09
   listed $58,000

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$580/yr (+$48/mo · 78.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,626
• − Mortgage interest: −$7,562
• − Property taxes: −$743
• − Insurance: −$675
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,927
• Taxable income: $1,058
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,967/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: Clarkston School District
• NCES district ID: 5301320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $42,030
• Composite: 42.03/100
• National rank: #7065
• State rank: #172 of 291 in WA

Livability — West Clarkston-Highland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Clarkston-Highland, WA
• Population (ZIP): 20,483

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Native American 1% Asian 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.91%
• Current HPI: 173.3027
• 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

+132.8% since first listed

4 events — show timeline

• 2026-04-30 Pending — IMLS
• 2026-04-13 Listed $135,000 IMLS
• 2015-05-29 Sold (MLS) — IMLS
• 2014-10-09 Listed $58,000 IMLS

Property tax history

+44.7%/yr

Latest (2025): $743 · +6118.5% YoY. Source: county tax records.