260 NW Golden Hills #58 Dr #58 · Pullman, WA 99163

$39,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 146 Days on market

Built 1996 $58/sqft · 19% below area Est $55k · 29% under ↓ 18% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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# 289942 Love the sun inside and out? Don’t miss this gem! You can enjoy the brand new front deck or enjoy your coffee while watching the sunrise from the brand-new kitchen, featuring custom wood laminate countertops, a coordinating window ledge, and new appliances. The home has been refreshed throughout with new interior and exterior paint, updated lighting, new floor coverings, and new appliances, including a water heater. The bathroom has also been updated with new fixtures. The attached one-car garage includes a finished, heated room with electricity (approximately 9' x 11'), ideal for a home office, craft or hobby space, or potential bedroom. Outdoors, you will appreciate the private fenced backyard, welcoming front deck, and close proximity to public green space. Additional highlights include off-street parking in addition to the garage. This home is truly a must-see to fully appreciate.

Key facts

• Brand new kitchen
• Finished heated room
• New appliances

Tags

• BRAND NEW KITCHEN
• NEW APPLIANCES
• UPDATED LIGHTING
• NEW FLOOR COVERINGS
• UPDATED BATHROOM FIXTURES
• FINISHED HEATED ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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: 2.48% ✓
• Cap rate: 21.35%
• Cash-on-cash: 53.78%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (median comp): $54,986
• List price: $39,000
• Delta: -29.07%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 NW Parkwest Dr	0.52mi	2/1.0	728 (+8%)	0mo	$44,995	$62	62

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: 52.4%
• Equity multiple: 3.32×
• Total profit: $25,287
• Equity at exit: $5,815

10-year hold

• IRR: 57.9%
• Equity multiple: 6.86×
• Total profit: $63,965
• Equity at exit: $3,372

Cash invested: $10,920 (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: $967 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $489

Break-even live

Break-even rent $347

Max offer price $39,000

Occupancy floor 44%

Sensitivity live

Price	-10% $511	-5% $500	+0% $489	+5% $478	+10% $467
Rent	-10% $413	-5% $451	+0% $489	+5% $528	+10% $566
Rate	-1.0pp $509	-0.5pp $499	base $489	+0.5pp $479	+1.0pp $469

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	44d	1	1.49mi

Listing history 17 events

1. 2026-06-16
   status $39,000 Pending 146 DOM
2. 2026-06-15
   days on market $39,000 Active 146 DOM
3. 2026-06-14
   days on market $39,000 Active 144 DOM
4. 2026-06-12
   days on market $39,000 Active 143 DOM
5. 2026-06-09
   days on market $39,000 Active 140 DOM
6. 2026-06-08
   days on market $39,000 Active 139 DOM
7. 2026-06-07
   days on market $39,000 Active 138 DOM
8. 2026-06-05
   days on market $39,000 Active 135 DOM
9. 2026-06-02
   days on market $39,000 Active 133 DOM
10. 2026-06-01
    days on market $39,000 Active 132 DOM
11. 2026-05-31
    days on market $39,000 Active 131 DOM
12. 2026-05-30
    days on market $39,000 Active 130 DOM
13. 2026-05-09
    price $49,000 916-char remark

    Show marketing remark (916 chars)

    MLS# 289942 Love the sun inside and out? Don’t miss this gem! You can enjoy the brand new front deck or enjoy your coffee while watching the sunrise from the brand-new kitchen, featuring custom wood laminate countertops, a coordinating window ledge, and new appliances. The home has been refreshed throughout with new interior and exterior paint, updated lighting, new floor coverings, and new appliances, including a water heater. The bathroom has also been updated with new fixtures. The attached one-car garage includes a finished, heated room with electricity (approximately 9' x 11'), ideal for a home office, craft or hobby space, or potential bedroom. Outdoors, you will appreciate the private fenced backyard, welcoming front deck, and close proximity to public green space. Additional highlights include off-street parking in addition to the garage. This home is truly a must-see to fully appreciate.

14. 2026-03-04
    price $52,950 916-char remark

    Show marketing remark (916 chars)

    MLS# 289942 Love the sun inside and out? Don’t miss this gem! You can enjoy the brand new front deck or enjoy your coffee while watching the sunrise from the brand-new kitchen, featuring custom wood laminate countertops, a coordinating window ledge, and new appliances. The home has been refreshed throughout with new interior and exterior paint, updated lighting, new floor coverings, and new appliances, including a water heater. The bathroom has also been updated with new fixtures. The attached one-car garage includes a finished, heated room with electricity (approximately 9' x 11'), ideal for a home office, craft or hobby space, or potential bedroom. Outdoors, you will appreciate the private fenced backyard, welcoming front deck, and close proximity to public green space. Additional highlights include off-street parking in addition to the garage. This home is truly a must-see to fully appreciate.

15. 2026-02-10
    price $54,950 916-char remark

    Show marketing remark (916 chars)

    MLS# 289942 Love the sun inside and out? Don’t miss this gem! You can enjoy the brand new front deck or enjoy your coffee while watching the sunrise from the brand-new kitchen, featuring custom wood laminate countertops, a coordinating window ledge, and new appliances. The home has been refreshed throughout with new interior and exterior paint, updated lighting, new floor coverings, and new appliances, including a water heater. The bathroom has also been updated with new fixtures. The attached one-car garage includes a finished, heated room with electricity (approximately 9' x 11'), ideal for a home office, craft or hobby space, or potential bedroom. Outdoors, you will appreciate the private fenced backyard, welcoming front deck, and close proximity to public green space. Additional highlights include off-street parking in addition to the garage. This home is truly a must-see to fully appreciate.

16. 2026-01-30
    price $57,900 916-char remark

    Show marketing remark (916 chars)

    MLS# 289942 Love the sun inside and out? Don’t miss this gem! You can enjoy the brand new front deck or enjoy your coffee while watching the sunrise from the brand-new kitchen, featuring custom wood laminate countertops, a coordinating window ledge, and new appliances. The home has been refreshed throughout with new interior and exterior paint, updated lighting, new floor coverings, and new appliances, including a water heater. The bathroom has also been updated with new fixtures. The attached one-car garage includes a finished, heated room with electricity (approximately 9' x 11'), ideal for a home office, craft or hobby space, or potential bedroom. Outdoors, you will appreciate the private fenced backyard, welcoming front deck, and close proximity to public green space. Additional highlights include off-street parking in addition to the garage. This home is truly a must-see to fully appreciate.

17. 2026-01-20
    listed $59,900 Active 916-char remark

    Show marketing remark (916 chars)

    MLS# 289942 Love the sun inside and out? Don’t miss this gem! You can enjoy the brand new front deck or enjoy your coffee while watching the sunrise from the brand-new kitchen, featuring custom wood laminate countertops, a coordinating window ledge, and new appliances. The home has been refreshed throughout with new interior and exterior paint, updated lighting, new floor coverings, and new appliances, including a water heater. The bathroom has also been updated with new fixtures. The attached one-car garage includes a finished, heated room with electricity (approximately 9' x 11'), ideal for a home office, craft or hobby space, or potential bedroom. Outdoors, you will appreciate the private fenced backyard, welcoming front deck, and close proximity to public green space. Additional highlights include off-street parking in addition to the garage. This home is truly a must-see to fully appreciate.

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $643 · $54/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: $11,601
• − Mortgage interest: −$2,185
• − Property taxes: −$643
• − Insurance: −$195
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$1,135
• Taxable income: $5,588
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,532/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

-18.2% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $49,000 PACMLS
• 2026-03-04 Price Changed $52,950 PACMLS
• 2026-02-10 Price Changed $54,950 PACMLS
• 2026-01-30 Price Changed $57,900 PACMLS
• 2026-01-20 Listed $59,900 PACMLS

Property tax history

+2.9%/yr

Latest (2026): $643 · -5.2% YoY. Source: county tax records.