30 NE H St · Ephrata, WA 98823

$138,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 3 Days on market

Built 1950 6,077 sqft lot Est $200k · 31% 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).

• Cash flow +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity!Unlock the potential of this 2-bedroom, 1-bath home with a detached garage. Featuring a new roof, this property is ready for its next owner to bring their vision and creativity. Whether you're looking for a fix-and-flip project, rental investment, or a home to renovate and make your own, this property offers a great opportunity. The home is being sold as-is, providing the chance to add value through improvements and updates. Don't miss the opportunity to transform this property into something special!Sold As-Is. Buyers are encouraged to conduct their own inspections and due diligence.

Key facts

• Fix-and-flip project
• Rental investment
• Home to renovate

Tags

• NEW ROOF
• DETACHED GARAGE
• FIX-AND-FLIP PROJECT
• RENTAL INVESTMENT
• HOME TO RENOVATE

Property features AI

Finance

• Other: Living area 748 square feet; Lot size approximately 0.1395 acres; Taxes listed (verify for accuracy)
• Financial info: Accepts Cash and Rehab Loan financing

Exterior

• Parking: Detached garage; 1 covered parking space; 2 uncovered parking spaces
• Security: Fully fenced
• Utilities: Electric energy source; Public water (City of Ephrata); Sewer connected (City of Ephrata); Power provided by Grant County PUD
• Home design: Single-family residence; One story; Built on lot; Has a view; City zoning
• Construction: Metal/vinyl construction; Composition roof; Poured concrete foundation; Built as a house
• Exterior features: Metal/vinyl exterior; Paved site; Terraced topography

Interior

• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Heat pump heating; No central cooling
• Interior features: Hardwood flooring; Fully fenced

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Cap rate 8.3% vs local median 3.3% in Ephrata — 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 (#83 in WA, #1,613 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Ephrata School District (town): math 56% / reading 62% proficiency, ranked #72 of 291 in WA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grant Elementary (490 students, 67% FRL); Ephrata Middle School (450 students, 63% FRL); Ephrata High School (882 students, 60% FRL) — zoned schools average 63% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 235 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $199,716
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 NE H St	0.00mi	2/1.0	748 (0%)	0mo	$138,000	$184	100
8 G St SE	0.10mi	2/1.0	738 (-1%)	21mo	$240,000	$325	76
141 G St NE	0.22mi	2/1.0	769 (+3%)	20mo	$205,000	$267	69
160 F St NE	0.26mi	2/1.0	756 (+1%)	23mo	$219,000	$290	67
57 SE G St	0.19mi	2/2.0	830 (+11%)	9mo	$220,000	$265	61
12 F St SE	0.13mi	2/1.0	832 (+11%)	23mo	$183,750	$221	56

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,733
• Equity at exit: $20,576

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $12,013
• Equity at exit: $11,932

Cash invested: $38,640 (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 98823

• Active inventory: 235
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $230

Break-even live

Break-even rent $1,097

Max offer price $138,000

Occupancy floor 78%

Sensitivity live

Price	-10% $308	-5% $269	+0% $230	+5% $191	+10% $152
Rent	-10% $120	-5% $175	+0% $230	+5% $285	+10% $340
Rate	-1.0pp $300	-0.5pp $265	base $230	+0.5pp $194	+1.0pp $158

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40505 NW Basin St Ephrata, WA	2.0	1.0	750	$1,190	$1.59	46d	1	0.56mi
908 SW C ST Ephrata, WA	2.0	1.0	750	$1,295	$1.73	46d	1	1.00mi
1330 C St SW Ephrata, WA	2.0	1.0	656	$1,650	$2.52	46d	1	1.38mi
1411 Basin St SW Unit 7 Ephrata, WA	2.0	1.0	650	$1,150	$1.77	46d	1	1.41mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $138,000 Pending 3 DOM
2. 2026-06-05
   days on market $138,000 Active 2 DOM
3. 2026-06-03
   remarks 612-char remark
4. 2026-06-03
   listed $138,000 Active 1 DOM

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$323/yr (+$27/mo · 31.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,665
• − Mortgage interest: −$7,730
• − Property taxes: −$1,029
• − Insurance: −$690
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,015
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,634/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: Ephrata School District
• NCES district ID: 5302610
• Math proficiency: 56% ▼ -1.00%
• Reading proficiency: 62% ▲ 1.00%
• Median HH income: $49,652
• Composite: 51.86/100
• National rank: #3574
• State rank: #72 of 291 in WA

Livability — Ephrata

• Score: 80/100
• State rank: #83
• US rank: #1613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ephrata, WA
• County: Grant County · 61,643 people
• City population: 12,188
• Metro: Moses Lake, WA
• Population (ZIP): 12,188
• Household income: $73,074
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 182.0

Population outlook (Grant County) Hauer SSP2

• Today (2025): 99,356 people
• By 2030: 102,107 · +2.8%
• By 2040: 108,318 · +9.0%
• By 2050: 114,712 · +15.5%
• By 2075: 131,376 · +32.2%
• By 2100: 146,163 · +47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 30% Two or more races 13%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 4% Scottish 3% Portuguese 3%
• Foreign-born: 7% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.4% · Other 2.6%
• 2008→2024 swing: -9.9pp toward R · 2008: -27.5pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.4 2016: R+37.9 2012: R+32.6 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -356.36%
• Current HPI: 219.8763
• Rent YoY: —
• Metro: Moses Lake, WA
• 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

• 2026-06-02 Listed $138,000 NWMLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2026): $1,029 · +0.0% YoY. Source: county tax records.