44900 N WA 174 Rte #73 · Grand Coulee, WA 99133

$99,999

3 bd · 2.0 ba · 900 sqft · Manufactured · 44 Days on market

Built 2025 Excellent condition ↓ 5% since listing

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.3/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to your brand new 2026 Cavco home in the Lakeview Terrace Community, nestled in the heart of the Grand Coulee area! This stunning manufactured home features modern finishes throughout, open living spaces, light-grey walls, factory select vinyl flooring, 2 full bathrooms, and 3 comfortable bedrooms, and a pantry. Located steps from the Columbia River and within minutes of the world-famous Grand Coulee Dam- the largest hydroelectric facility in the United States. Enjoy year round recreation including Bass & Walleye fishing on Banks Lake, boating and water sports on Lake Roosevelt, hiking stunning Coulee trails and the spectacular Grand Coulee Dam Laser Light Show (May-September)

Key facts

• Built 2025
• Listed 43 days

Property features AI

Finance

• Other: Listed as residential; Living area approximately 900 (builder provided)
• HOA & community: Located in Lakeview Terrace Community (park name: Lakeview Terrac); Land lease in park: $545/month

Exterior

• Parking: Off-site parking
• Utilities: Internet: Coulee Int Serv; Power/water/sewer details not provided
• Home design: Manufactured home (CAVCO); Single-story (manufactured house); Entry level information not provided; Facing direction not provided
• Construction: Masonite and steel frame construction; Composition roof; Skirted with block foundation, tie downs, axle removed, and vapor barrier
• Exterior features: Level, open lot with views; City street, paved and gravel road frontage

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 3 bedrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Smart thermostat; Pantry; Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#381 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Grand Coulee Dam School District (rural): math 26% / reading 38% proficiency, ranked #262 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Roosevelt Elementary (377 students, 84% FRL) — zoned schools average 84% FRL vs 56% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 49 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $3k appreciation (2.6% local appreciation)).
• Lincoln County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.95×
• Total profit: $26,502
• Equity at exit: $42,481

10-year hold

• IRR: 18.9%
• Equity multiple: 3.64×
• Total profit: $73,836
• Equity at exit: $63,600

Cash invested: $28,000 (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 99133

• Home prices YoY: 1.2%
• Active inventory: 35
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $263

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 73%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,999 Active 44 DOM
2. 2026-06-17
   days on market $99,999 Active 43 DOM
3. 2026-06-16
   days on market $99,999 Active 42 DOM
4. 2026-06-15
   days on market $99,999 Active 41 DOM
5. 2026-06-15
   days on market $99,999 Active 40 DOM
6. 2026-06-13
   days on market $99,999 Active 39 DOM
7. 2026-06-12
   days on market $99,999 Active 38 DOM
8. 2026-06-09
   days on market $99,999 Active 35 DOM
9. 2026-06-08
   days on market $99,999 Active 34 DOM
10. 2026-06-08
    days on market $99,999 Active 33 DOM
11. 2026-06-07
    days on market $99,999 Active 32 DOM
12. 2026-06-03
    days on market $99,999 Active 29 DOM
13. 2026-06-02
    days on market $99,999 Active 28 DOM
14. 2026-06-01
    days on market $99,999 Active 27 DOM
15. 2026-05-31
    days on market $99,999 Active 26 DOM
16. 2026-05-05
    listed $99,999 Active 904-char remark
17. 2026-05-01
    historical
18. 2026-01-23
    listed $104,999 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 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,497
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,909
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,760/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 · 12 photos

Excellent 95/100 None rehab

This brand new Cavco manufactured home in the Lakeview Terrace Community is move-in ready with modern finishes and a prime location near the Columbia River and Grand Coulee Dam.

Value-add opportunities

• Both Smart thermostat — Enhances comfort and energy efficiency
• Both Landscaping — Improves curb appeal and property value
• Both Smart home security system — Enhances safety and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Smart thermostat — Enhances comfort and energy efficiency ↑
• Both Landscaping — Improves curb appeal and property value ↑
• Both Smart home security system — Enhances safety and appeal ↑

ⓘ 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: Grand Coulee Dam School District
• NCES district ID: 5303130
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $46,635
• Composite: 30.27/100
• National rank: #11563
• State rank: #262 of 291 in WA

Livability — Grand Coulee

• Score: 63/100
• State rank: #381
• US rank: #15025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,341

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 9,599 people
• By 2030: 9,146 · -4.7%
• By 2040: 8,298 · -13.6%
• By 2050: 7,683 · -20.0%
• By 2075: 6,790 · -29.3%
• By 2100: 6,029 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 14% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.6) · D 23.6% · R 74.2% · Other 2.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -29.6pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+48.9 2016: R+50.2 2012: R+40.9 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 210.3573
• 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

-4.8% since first listed

3 events — show timeline

• 2026-05-05 Listed $99,999 SPOKANEMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2026-01-23 Listed $104,999 SPOKANEMLS as Distributed by MLS Grid