103 S E Main, 806 & 808 E Main St #806 · Dayton, WA 99328

$649,000

16 bd · 16.0 ba · 8,832 sqft · MultiFamily · 121 Days on market

Built 1946 Good condition 0.35 ac lot

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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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Come & see this amazing investment opportunity in Dayton. Make an investment in your future with the purchase of these 2 duplexes. Each of the four units has a bedroom and bath on the main level. In each unit the lower level has a bedroom space, but it is not to code. The laundry and additional square footage for your creative ideas are ready to be completed. For instance, a bathroom, bedrooms and additional living space could easily be finished and add to the useable square footage of the duplexes. There is access to each of the four basement areas separately. Flooring has been updated in three units. New roof is on east unit. Easy to see the floor plan with the vacant unit - Just ma

Key facts

• Laundry area
• Four units
• Two duplexes

Tags

• TWO DUPLEXES
• FOUR UNITS
• LOWER LEVEL BEDROOM SPACE
• LAUNDRY AREA
• ADDITIONAL SQUARE FOOTAGE
• SEPARATE BASEMENT ACCESS

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $649k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-762 ($-9k/yr) — negative. Per door: $-190/mo.
• To cash-flow at today's rent, offer at most $539k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $471k (27.4% below list).
• Recommended offer: $471k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.0% 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.
• Market conditions: 57 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $19k 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 121 days — a 12% lower offer ($571k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $471,300 (27.4% below list)

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. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -24.8%
• Equity multiple: 0.15×
• Total profit: $-153,616
• Equity at exit: $96,768

10-year hold

• IRR: -20.6%
• Equity multiple: -0.08×
• Total profit: $-195,955
• Equity at exit: $56,114

Cash invested: $181,720 (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: 57
• Price-to-rent: 45.9×

Monthly cashflow live

• Estimated rent: $4,713 medium
• Mortgage (P&I): −$3,403
• Tax est. 1.5%: −$811 /mo · $9,735/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$990
• Net cashflow: $-762

Break-even live

Break-even rent $5,677

Max offer price $538,763

Occupancy floor —

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,712
Total (4 units)			$4,713

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $649,000 Active 121 DOM
2. 2026-06-17
   days on market $649,000 Active 120 DOM
3. 2026-06-16
   days on market $649,000 Active 119 DOM
4. 2026-06-15
   days on market $649,000 Active 118 DOM
5. 2026-06-15
   days on market $649,000 Active 117 DOM
6. 2026-06-13
   days on market $649,000 Active 116 DOM
7. 2026-06-12
   days on market $649,000 Active 115 DOM
8. 2026-06-09
   days on market $649,000 Active 112 DOM
9. 2026-06-08
   days on market $649,000 Active 111 DOM
10. 2026-06-08
    days on market $649,000 Active 110 DOM
11. 2026-06-07
    days on market $649,000 Active 109 DOM
12. 2026-06-03
    days on market $649,000 Active 106 DOM
13. 2026-06-02
    days on market $649,000 Active 105 DOM
14. 2026-06-01
    days on market $649,000 Active 104 DOM
15. 2026-05-31
    days on market $649,000 Active 103 DOM
16. 2026-02-13
    listed $649,000 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 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: $56,556
• − Mortgage interest: −$36,354
• − Property taxes: −$9,735
• − Insurance: −$3,245
• − Repairs & maintenance: −$4,524
• − Management: −$4,524
• − Depreciation: −$18,880
• Taxable loss: −$20,707
• Est. tax savings @ 24.0%: +$4,970
• After-tax cash flow: $-4,172/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 · 14 photos

Good 75/100 Cosmetic rehab

This multi-family property presents as move-in ready with good condition and minimal repairs needed. Painting and updating cabinetry and countertops would significantly enhance its curb appeal and interior aesthetics, increasing both resale and rental value.

Repairs flagged

• Minor Paint — Some scuffing and discoloration visible.
• Minor Flooring — Some wear visible in three units.
• Minor Cabinetry — Dated appearance in kitchen and bathrooms.

Value-add opportunities

• Both Painting and updating cabinetry and countertops — Enhances curb appeal and interior aesthetics, increasing both resale and rental value.
• Both Upgrading flooring — Improves the overall look and feel of the property, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some scuffing and discoloration visible.	Minor	$500–3,000
Flooring · Some wear visible in three units.	Minor	$500–3,000
Cabinetry · Dated appearance in kitchen and bathrooms.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating cabinetry and countertops — Enhances curb appeal and interior aesthetics, increasing both resale and rental value. ↑
• Both Upgrading flooring — Improves the overall look and feel of the property, increasing both resale and rental value. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-02-13 Listed $649,000 NWMLS as Distributed by MLS Grid