200 W Hawthorne St #114 · Connell, WA 99326

$89,999

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 129 Days on market

Built 2025 $62/sqft · 76% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new and never lived in, this 3-bedroom, 2-bath single-wide manufactured home offers a fresh start and easy, low-maintenance living in Connell. Designed for comfort and functionality, the open living room and kitchen layout feels bright and welcoming, with a refrigerator and stove already in place. Washer and dryer hookups are included, with space available for future dishwasher installation. This move-in-ready home is ideal for an owner-occupant seeking a lower-cost alternative to site-built homes in Eastern Washington. Located in a manufactured home park in Connell, this property offers the ease of small-town living with convenient access to larger regional centers. The Tri-Cities ar

Key facts

• Parking
• Built 2025
• Listed 129 days

Tags

• OPEN LIVING ROOM AND KITCHEN
• WASHER AND DRYER HOOKUPS
• FUTURE DISHWASHER INSTALLATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#250 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools F, amenities F, commute F.
• North Franklin School District (rural): math 32% / reading 42% proficiency, ranked #235 of 291 in WA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 981 units permitted in Franklin County in 2024 (517 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 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?
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: 1.49% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.48%
• DSCR: 2.13
• GRM: 5.6

CMA / ARV

• ARV (median comp): $224,941
• List price: $89,999
• Delta: -59.99%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.0%
• Equity multiple: 1.77×
• Total profit: $19,458
• Equity at exit: $13,419

10-year hold

• IRR: 27.3%
• Equity multiple: 3.41×
• Total profit: $60,672
• Equity at exit: $7,781

Cash invested: $25,200 (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 99326

• Home prices YoY: -5.1%
• Active inventory: 41
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $535

Break-even live

Break-even rent $667

Max offer price $89,999

Occupancy floor 55%

Sensitivity live

Price	-10% $586	-5% $561	+0% $535	+5% $510	+10% $484
Rent	-10% $429	-5% $482	+0% $535	+5% $588	+10% $641
Rate	-1.0pp $580	-0.5pp $558	base $535	+0.5pp $512	+1.0pp $488

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $89,999 Active 129 DOM
2. 2026-06-17
   days on market $89,999 Active 128 DOM
3. 2026-06-16
   days on market $89,999 Active 127 DOM
4. 2026-06-15
   days on market $89,999 Active 126 DOM
5. 2026-06-14
   days on market $89,999 Active 124 DOM
6. 2026-06-13
   days on market $89,999 Active 123 DOM
7. 2026-06-10
   days on market $89,999 Active 121 DOM
8. 2026-06-09
   days on market $89,999 Active 120 DOM
9. 2026-06-08
   days on market $89,999 Active 119 DOM
10. 2026-06-07
    days on market $89,999 Active 118 DOM
11. 2026-06-05
    days on market $89,999 Active 115 DOM
12. 2026-06-03
    days on market $89,999 Active 114 DOM
13. 2026-06-02
    days on market $89,999 Active 113 DOM
14. 2026-06-01
    days on market $89,999 Active 112 DOM
15. 2026-05-31
    days on market $89,999 Active 111 DOM
16. 2026-05-30
    days on market $89,999 Active 110 DOM
17. 2026-02-10
    listed $1,500
18. 2026-02-09
    listed $89,999 Active

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: +$669/yr (+$56/mo · 313.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,136
• − Mortgage interest: −$5,041
• − Property taxes: −$213
• − Insurance: −$450
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,618
• Taxable income: $5,232
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $5,165/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: North Franklin School District
• NCES district ID: 5305730
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $51,090
• Composite: 34.64/100
• National rank: #10073
• State rank: #235 of 291 in WA

Livability — Connell

• Score: 70/100
• State rank: #250
• US rank: #8022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Connell, WA
• Population (ZIP): 5,875

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 108,530 people
• By 2030: 118,705 · +9.4%
• By 2040: 140,053 · +29.0%
• By 2050: 162,360 · +49.6%
• By 2075: 217,667 · +100.6%
• By 2100: 264,533 · +143.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 48% Hispanic / Latino 42% Two or more races 10% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Lithuanian 4% Portuguese 2% Romanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong R (+22.7) · D 37.4% · R 60.1% · Other 2.4%
• 2008→2024 swing: +1.0pp toward D · 2008: -23.7pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+14.5 2016: R+17.1 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.03%
• Current HPI: 297.9832
• 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

-98.3% since first listed

2 events — show timeline

• 2026-02-10 Listed for Rent $1,500 NWMLS
• 2026-02-09 Listed $89,999 NWMLS as Distributed by MLS Grid

Property tax history

+9.1%/yr

Latest (2026): $213 · -8.1% YoY. Source: county tax records.