208 N 3rd · Harrington, WA 99134

$150,000

3 bd · 1.0 ba · 1,239 sqft · SingleFamily · 95 Days on market

Built 1900 0.31 ac lot $121/sqft · 29% below area Est $211k · 29% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +5.0/10.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer opportunity. This house has so much potential. Sitting on an oversized corner lot, the house offers 2 bedrooms, an open layout for the kitchen, dining and living area. Main level has one bedroom and full bathroom with an additional bedroom on the 2nd level. From the kitchen there is a generous sized laundry area leading to a covered back porch. The partial basement in accessed off the covered porch. The lot offers plenty of room to add a shop.

Key facts

• Oversized corner lot
• Partial basement
• Open layout

Tags

• OVERSIZED CORNER LOT
• OPEN LAYOUT
• GENEROUS SIZED LAUNDRY AREA
• COVERED BACK PORCH
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $38 ($457/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.4% below list).
• Recommended offer: $121k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#525 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Harrington School District (rural): math 35% / reading 55% proficiency, ranked #182 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 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 $6k of equity ($1k loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago 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.
• Current owner paid $100k; list at $150k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,965 (19.4% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (median comp): $210,568
• List price: $150,000
• Delta: -28.76%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 W Main St	0.18mi	3/1.0	1,387 (+12%)	3mo	$199,999	$144	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.49×
• Total profit: $20,440
• Equity at exit: $67,446

10-year hold

• IRR: 11.0%
• Equity multiple: 2.65×
• Total profit: $69,314
• Equity at exit: $103,943

Cash invested: $42,000 (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 99134

• Active inventory: 11
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $38

Break-even live

Break-even rent $1,161

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $123	-5% $81	+0% $38	+5% $-4	+10% $-47
Rent	-10% $-57	-5% $-10	+0% $38	+5% $86	+10% $134
Rate	-1.0pp $114	-0.5pp $76	base $38	+0.5pp $-1	+1.0pp $-40

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-18
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Fixer opportunity. This house has so much potential. Sitting on an oversized corner lot, the house offers 2 bedrooms, an open layout for the kitchen, dining and living area. Main level has one bedroom and full bathroom with an additional bedroom on the 2nd level. From the kitchen there is a generous sized laundry area leading to a covered back porch. The partial basement in accessed off the covered porch. The lot offers plenty of room to add a shop.

2. 2026-05-11
   status Pending
3. 2026-02-06
   listed $150,000 Active 453-char remark

   Show marketing remark (453 chars)

   Fixer opportunity. This house has so much potential. Sitting on an oversized corner lot, the house offers 2 bedrooms, an open layout for the kitchen, dining and living area. Main level has one bedroom and full bathroom with an additional bedroom on the 2nd level. From the kitchen there is a generous sized laundry area leading to a covered back porch. The partial basement in accessed off the covered porch. The lot offers plenty of room to add a shop.

4. 2026-02-05
   listed $150,000 Active
5. 2020-10-21
   soldstatus $100,000 481-char remark

   Show marketing remark (481 chars)

   Check out this spacious home in the charming town of Harrington, WA! This home has had some great updates such as newer siding, metal roof & vinyl windows, and an updated electrical panel. Main floor has spacious living room, dining area, updated kitchen w/ newer cabinets, laundry area, main floor master bedroom & full bath. Up the stairs takes you to two more bedrooms. The home sits on an extra large corner lot (two lots) with newly added storage shed and carport!

6. 2020-08-26
   listed $100,000 481-char remark

   Show marketing remark (481 chars)

   Check out this spacious home in the charming town of Harrington, WA! This home has had some great updates such as newer siding, metal roof & vinyl windows, and an updated electrical panel. Main floor has spacious living room, dining area, updated kitchen w/ newer cabinets, laundry area, main floor master bedroom & full bath. Up the stairs takes you to two more bedrooms. The home sits on an extra large corner lot (two lots) with newly added storage shed and carport!

7. 2018-06-29
   soldstatus $85,000
8. 2018-06-01
   soldstatus $85,000
9. 2018-06-01
   listed $85,000
10. 2018-05-11
    soldstatus $85,000
11. 2018-03-23
    listed $85,000
12. 2018-03-23
    listed $85,000
13. 2010-08-11
    soldstatus $25,000
14. 2010-06-23
    listed $30,800
15. 2010-06-07
    historical
16. 2010-05-01
    listed $44,690
17. 2010-04-29
    historical
18. 2010-01-28
    listed $50,784
19. 2007-01-08
    soldstatus $89,000
20. 2006-10-06
    listed $79,950

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$649/yr (+$54/mo · 79.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 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: $14,516
• − Mortgage interest: −$8,402
• − Property taxes: −$821
• − Insurance: −$750
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,364
• Taxable loss: −$2,144
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $971/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: Harrington School District
• NCES district ID: 5303360
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $48,160
• Composite: 40.65/100
• National rank: #7629
• State rank: #182 of 291 in WA

Livability — Harrington

• Score: 57/100
• State rank: #525
• US rank: #21761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrington, WA
• Population (ZIP): 608

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 4% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Scotch-Irish 6% English 3% Lithuanian 3%
• Foreign-born: 2% · Canada

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: —
• Current HPI: —
• 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

+87.6% since first listed

20 events — show timeline

• 2026-05-18 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-05-11 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-06 Listed $150,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-02-05 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2020-10-21 Sold (MLS) $100,000 SPOKANEMLS as Distributed by MLS Grid
• 2020-08-26 Listed $100,000 SPOKANEMLS as Distributed by MLS Grid
• 2018-06-29 Sold (MLS) $85,000 NWMLS as Distributed by MLS Grid
• 2018-06-01 Listed $85,000 NWMLS as Distributed by MLS Grid
• 2018-06-01 Sold (MLS) $85,000 SPOKANEMLS as Distributed by MLS Grid
• 2018-05-11 Sold (MLS) $85,000 NWMLS as Distributed by MLS Grid
• 2018-03-23 Listed $85,000 NWMLS as Distributed by MLS Grid
• 2018-03-23 Listed $85,000 SPOKANEMLS as Distributed by MLS Grid
• 2010-08-11 Sold (MLS) $25,000 NWMLS as Distributed by MLS Grid
• 2010-06-23 Listed $30,800 NWMLS as Distributed by MLS Grid
• 2010-06-07 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2010-05-01 Listed $44,690 SPOKANEMLS as Distributed by MLS Grid
• 2010-04-29 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2010-01-28 Listed $50,784 SPOKANEMLS as Distributed by MLS Grid
• 2007-01-08 Sold (MLS) $89,000 SPOKANEMLS as Distributed by MLS Grid
• 2006-10-06 Listed $79,950 SPOKANEMLS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2026): $821 · -1.3% YoY. Source: county tax records.