260 NW Golden Hills #43 Dr #43 · Pullman, WA 99163

$59,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 138 Days on market

Built 1996 $65/sqft · at area comps Est $60k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.2/15.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 289848 Price Reduced! Experience the perfect blend of comfort and convenience in this well maintained, move-in-ready home. Featuring a popular split-bedroom floor plan, this 2-bedroom, 2-bathroom residence offers a layout designed for privacy and flow. The heart of the home opens up to a spacious living area, while the primary suite serves as a quiet retreat with its own generous en-suite bath. Situated on a low-maintenance lot with dedicated off-street parking, this home is designed for those who want to spend less time on chores and more time enjoying everything Pullman has to offer. Located within the popular Golden Hills community, you are positioned on the edge of town with easy access to both nature and city life. Commuting is a breeze with a covered Pullman Transit stop at the park’s entrance, providing access to Washington State University, Schweitzer Engineering (SEL), and downtown. For outdoor enthusiasts, the community offers direct access to Pullman’s extensive trail system, making it easy to enjoy the rolling hills of the Palouse. In today’s real estate market, this home represents a savvy and strategic investment. Choosing a manufactured home in a community like Golden Hills allows you to enjoy the independence of a single-family dwelling—complete with your own yard and no shared walls—at a fraction of the cost of traditional site-built homes. It is an ideal, energy-efficient solution for anyone looking to build equity and secure affordable housing in a thriving university town. This turn-key property is ready for its new owners to move in and start their next chapter today.

Key facts

• Low-maintenance lot
• Built 1996
• Listed 138 days

Tags

• SPLIT-BEDROOM FLOOR PLAN
• LOW-MAINTENANCE LOT
• DEDICATED OFF-STREET PARKING
• DIRECT ACCESS TO TRAIL SYSTEM
• ENERGY-EFFICIENT SOLUTION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 2.2% in Pullman — 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 85/100 on livability (#32 in WA, #542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Pullman School District (town): math 63% / reading 76% proficiency, ranked #30 of 291 in WA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Elementary (315 students, 63% FRL); Lincoln Middle School (593 students, 38% FRL); Pullman High School (896 students, 31% FRL) — zoned schools average 44% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $60k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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.
6. 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.
7. 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: 2.43% ✓
• Cap rate: 21.52%
• Cash-on-cash: 54.40%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (median comp): $59,500
• List price: $59,900
• Delta: 0.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 NW Golden Hills #43 Dr #43	0.00mi	2/2.0	924 (0%)	0mo	$56,000	$61	100
260 NW Golden Hills #54 Dr #54	0.00mi	2/2.0	924 (0%)	2mo	$51,500	$56	99
260 NW Golden Hls #13	0.00mi	2/2.0	924 (0%)	3mo	$55,000	$60	98
255 NW Golden Hills Dr #49 Dr #49	0.17mi	2/2.0	924 (0%)	3mo	$54,500	$59	89
260 NW Golden Hills Dr #6	0.00mi	2/2.0	980 (+6%)	3mo	$44,000	$45	87
260 NW Golden Hills #61 Dr #61	0.00mi	2/2.0	980 (+6%)	5mo	$63,000	$64	86
260 NW Golden Hills #46 Dr	0.02mi	2/2.0	980 (+6%)	7mo	$55,000	$56	83
255 NW Golden Hls #11	0.17mi	3/2.0 (+1)	950 (+3%)	11mo	$81,500	$86	73
255 NW Golden Hills Drive #33 Dr	0.05mi	2/2.0	1,056 (+14%)	10mo	$83,000	$79	66
506 NW Park West Dr	0.58mi	2/1.0	924 (0%)	7mo	$30,000	$32	63
508 NW Parkwest	0.55mi	2/1.0	1,056 (+14%)	6mo	$25,000	$24	41
309 NW Park West Dr	0.54mi	3/2.0 (+1)	1,040 (+13%)	11mo	$65,000	$63	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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 53.1%
• Equity multiple: 3.35×
• Total profit: $39,356
• Equity at exit: $8,931

10-year hold

• IRR: 58.4%
• Equity multiple: 6.92×
• Total profit: $99,272
• Equity at exit: $5,179

Cash invested: $16,772 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $760

Break-even live

Break-even rent $494

Max offer price $59,900

Occupancy floor 43%

Sensitivity live

Price	-10% $794	-5% $777	+0% $760	+5% $743	+10% $726
Rent	-10% $645	-5% $703	+0% $760	+5% $818	+10% $875
Rate	-1.0pp $790	-0.5pp $776	base $760	+0.5pp $745	+1.0pp $729

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$1,884	$1.88	45d	1	0.56mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	45d	1	1.21mi
605 S Grand Ave Apt B Pullman, WA	1.0	1.0	790	$1,000	$1.27	45d	1	1.21mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	45d	1	1.49mi

Listing history 8 events

1. 2026-06-02
   days on market $59,900 Active 138 DOM
2. 2026-06-01
   days on market $59,900 Active 137 DOM
3. 2026-05-31
   days on market $59,900 Active 136 DOM
4. 2026-05-30
   days on market $59,900 Active 135 DOM
5. 2026-04-09
   price $63,000 1650-char remark

   Show marketing remark (1650 chars)

   MLS# 289848 Price Reduced! Experience the perfect blend of comfort and convenience in this well maintained, move-in-ready home. Featuring a popular split-bedroom floor plan, this 2-bedroom, 2-bathroom residence offers a layout designed for privacy and flow. The heart of the home opens up to a spacious living area, while the primary suite serves as a quiet retreat with its own generous en-suite bath. Situated on a low-maintenance lot with dedicated off-street parking, this home is designed for those who want to spend less time on chores and more time enjoying everything Pullman has to offer. Located within the popular Golden Hills community, you are positioned on the edge of town with easy access to both nature and city life. Commuting is a breeze with a covered Pullman Transit stop at the park’s entrance, providing access to Washington State University, Schweitzer Engineering (SEL), and downtown. For outdoor enthusiasts, the community offers direct access to Pullman’s extensive trail system, making it easy to enjoy the rolling hills of the Palouse. In today’s real estate market, this home represents a savvy and strategic investment. Choosing a manufactured home in a community like Golden Hills allows you to enjoy the independence of a single-family dwelling—complete with your own yard and no shared walls—at a fraction of the cost of traditional site-built homes. It is an ideal, energy-efficient solution for anyone looking to build equity and secure affordable housing in a thriving university town. This turn-key property is ready for its new owners to move in and start their next chapter today.

6. 2026-01-15
   listed $68,500 Active 1650-char remark

   Show marketing remark (1650 chars)

   MLS# 289848 Price Reduced! Experience the perfect blend of comfort and convenience in this well maintained, move-in-ready home. Featuring a popular split-bedroom floor plan, this 2-bedroom, 2-bathroom residence offers a layout designed for privacy and flow. The heart of the home opens up to a spacious living area, while the primary suite serves as a quiet retreat with its own generous en-suite bath. Situated on a low-maintenance lot with dedicated off-street parking, this home is designed for those who want to spend less time on chores and more time enjoying everything Pullman has to offer. Located within the popular Golden Hills community, you are positioned on the edge of town with easy access to both nature and city life. Commuting is a breeze with a covered Pullman Transit stop at the park’s entrance, providing access to Washington State University, Schweitzer Engineering (SEL), and downtown. For outdoor enthusiasts, the community offers direct access to Pullman’s extensive trail system, making it easy to enjoy the rolling hills of the Palouse. In today’s real estate market, this home represents a savvy and strategic investment. Choosing a manufactured home in a community like Golden Hills allows you to enjoy the independence of a single-family dwelling—complete with your own yard and no shared walls—at a fraction of the cost of traditional site-built homes. It is an ideal, energy-efficient solution for anyone looking to build equity and secure affordable housing in a thriving university town. This turn-key property is ready for its new owners to move in and start their next chapter today.

7. 2013-11-22
   soldstatus $23,000 158-char remark

   Show marketing remark (158 chars)

   Nice clean home. Freshly painted decks( nearly completed). Large master bed and bath. Backyard is nicely fenced, although it needs a gate or shed to complete.

8. 2013-09-18
   listed $25,500 158-char remark

   Show marketing remark (158 chars)

   Nice clean home. Freshly painted decks( nearly completed). Large master bed and bath. Backyard is nicely fenced, although it needs a gate or shed to complete.

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,477
• − Mortgage interest: −$3,355
• − Property taxes: −$615
• − Insurance: −$300
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$1,743
• Taxable income: $8,669
• Est. tax owed @ 24.0%: −$2,081
• After-tax cash flow: $7,043/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: Pullman School District
• NCES district ID: 5306930
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 76% ▲ 1.00%
• Median HH income: $29,034
• Composite: 58.15/100
• National rank: #2131
• State rank: #30 of 291 in WA

Livability — Pullman

• Score: 85/100
• State rank: #32
• US rank: #542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pullman, WA
• County: Whitman County · 34,022 people
• City population: 34,022
• Metro: Pullman, WA
• Population (ZIP): 34,022
• Household income: $48,231
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 3453.0

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 12% Asian 10% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -367.44%
• Current HPI: 153.4778
• Rent YoY: ▲ 3.43%
• Metro: Pullman, 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

+147.1% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $63,000 PACMLS
• 2026-01-15 Listed $68,500 PACMLS
• 2013-11-22 Sold (MLS) $23,000 PACMLS
• 2013-09-18 Listed $25,500 PACMLS

Property tax history

+5.4%/yr

Latest (2026): $615 · -5.2% YoY. Source: county tax records.