41000 Granite Point Rd · Loon Lake, WA 99148

$105,000

2 bd · 1.0 ba · 224 sqft · SingleFamily public records · 37 Days on market

Built 1998 Good condition

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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 +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Who is ready for summer and relaxation at the lake! Mobile Home for sale at Granite Point with seasonal dues already paid for the year. House has full kitchen to include a dishwasher, washer/dryer, furnace/AC, and full bathroom. Newer siding, roof, carpet, flooring. Our family has enjoyed summers at Granite Point for years and now the kids are all grown up. This is a perfect situation for family who wants getaway during summer months to enjoy family time on a lake without the cost of hundreds of thousands and taxes. Granite Point has restaurant, ice cream shop, basketball courts, boat launch, lots of beach space, etc. Still time to get boat slip for the summer. Golf cart and patio furniture

Key facts

• Full kitchen
• Washer dryer
• Full bathroom

Tags

• FULL KITCHEN
• DISHWASHER
• WASHER DRYER
• FURNACE AC
• FULL BATHROOM
• NEWER SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 1.6% in Loon Lake — 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 58/100 on livability (#514 in WA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools D+, crime D+, amenities F.
• Loon Lake School District (rural): math 30% / reading 45% proficiency, ranked #234 of 291 in WA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 341 units permitted in Stevens County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stevens County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($102k) 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.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $8,134
• Equity at exit: $15,656

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $39,526
• Equity at exit: $9,078

Cash invested: $29,400 (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 99148

• Home prices YoY: -29.0%
• Active inventory: 66
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $395

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 67%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 37 DOM
2. 2026-06-17
   days on market $105,000 Active 36 DOM
3. 2026-06-16
   days on market $105,000 Active 35 DOM
4. 2026-06-15
   days on market $105,000 Active 34 DOM
5. 2026-06-14
   days on market $105,000 Active 32 DOM
6. 2026-06-13
   days on market $105,000 Active 31 DOM
7. 2026-06-10
   days on market $105,000 Active 29 DOM
8. 2026-06-09
   days on market $105,000 Active 28 DOM
9. 2026-06-08
   days on market $105,000 Active 27 DOM
10. 2026-06-07
    days on market $105,000 Active 26 DOM
11. 2026-06-03
    days on market $105,000 Active 22 DOM
12. 2026-06-02
    days on market $105,000 Active 21 DOM
13. 2026-06-01
    days on market $105,000 Active 20 DOM
14. 2026-05-31
    days on market $105,000 Active 19 DOM
15. 2026-05-31
    days on market $105,000 Active 18 DOM
16. 2026-05-12
    listed $105,000 Active 1083-char remark
17. 2025-07-29
    price $45,000
18. 2025-07-15
    listed $52,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,015
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,055
• Taxable income: $3,256
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,953/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 · 1 photo

Good 75/100 Cosmetic rehab

This mobile home is in good condition with newer siding and roof, and a full kitchen and bathroom. It has potential for further improvements to enhance its curb appeal and resale value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Painting interior and exterior — Fresh paint can make the home look more inviting and maintain its value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Painting interior and exterior — Fresh paint can make the home look more inviting and maintain its value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑

ⓘ 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: Loon Lake School District
• NCES district ID: 5304500
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $47,184
• Composite: 34.65/100
• National rank: #10072
• State rank: #234 of 291 in WA

Livability — Loon Lake

• Score: 58/100
• State rank: #514
• US rank: #21206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,381

Population outlook (Stevens County) Hauer SSP2

• Today (2025): 43,696 people
• By 2030: 43,203 · -1.1%
• By 2040: 41,190 · -5.7%
• By 2050: 38,231 · -12.5%
• By 2075: 31,260 · -28.5%
• By 2100: 22,931 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 3% Native American 1%
• Common ancestry: Italian 8% Portuguese 6% Slovak 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Stevens

• 2024 margin: Solid R (+44.1) · D 26.7% · R 70.8% · Other 2.5%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+42.1 2016: R+40.8 2012: R+27.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.85%
• Current HPI: 301.1876
• 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

+101.9% since first listed

3 events — show timeline

• 2026-05-12 Listed $105,000 FSBO.com
• 2025-07-29 Price Changed $45,000 NEWMLS
• 2025-07-15 Listed $52,000 NEWMLS

Property tax history

+1.0%/yr

Latest (2026): $124 · -2.0% YoY. Source: county tax records.