204 S Crosby St · Tekoa, WA 99033

$159,900

3 bd · 2.0 ba · 3,136 sqft · SingleFamily public records · 60 Days on market

Built 1920 3,000 sqft lot $51/sqft · 56% below area Est $272k · 41% under ↓ 6% since listing

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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).

• Cash flow +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Appreciation +5.1/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious and full of character, this home features soaring ceilings and an abundance of natural light throughout. Recent updates include modernized electrical and a newer furnace, offering both comfort and peace of mind. With two kitchens, the layout provides flexibility for multi-generational living, rental potential, or entertaining. Step out onto the patio and enjoy sweeping views over the charming town of Tekoa. Ideally located directly across from a local coffee shop, you’ll love the convenience and small-town charm right at your doorstep. Bring your tool belt and your imagination. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

Key facts

• Two kitchens
• Newer furnace
• Soaring ceilings

Tags

• SOARING CEILINGS
• ABUNDANCE OF NATURAL LIGHT
• MODERNIZED ELECTRICAL
• NEWER FURNACE
• TWO KITCHENS
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $145k (9.5% below list).
• Recommended offer: $145k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#270 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Tekoa School District (rural): math 45% / reading 65% proficiency, ranked #107 of 291 in WA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $370 appreciation (0.2% local appreciation)).
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,727 (9.5% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $271,629
• List price: $159,900
• Delta: -41.13%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 S Ramsey St	0.11mi	4/3.0 (+1)	2,952 (-6%)	2mo	$376,600	$128	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.16×
• Total profit: $7,275
• Equity at exit: $48,291

10-year hold

• IRR: 8.5%
• Equity multiple: 1.94×
• Total profit: $42,298
• Equity at exit: $59,555

Cash invested: $44,772 (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 99033

• Home prices YoY: 0.1%
• Active inventory: 24
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $161

Break-even live

Break-even rent $1,243

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $252	-5% $206	+0% $161	+5% $116	+10% $71
Rent	-10% $47	-5% $104	+0% $161	+5% $218	+10% $275
Rate	-1.0pp $242	-0.5pp $202	base $161	+0.5pp $120	+1.0pp $77

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $159,900 Active 60 DOM
2. 2026-06-18
   days on market $159,900 Active 58 DOM
3. 2026-06-17
   days on market $159,900 Active 57 DOM
4. 2026-06-16
   days on market $159,900 Active 56 DOM
5. 2026-06-16
   price $159,900 Active 55 DOM
6. 2026-06-15
   days on market $170,000 Active 55 DOM
7. 2026-06-15
   days on market $170,000 Active 54 DOM
8. 2026-06-13
   days on market $170,000 Active 53 DOM
9. 2026-06-12
   days on market $170,000 Active 52 DOM
10. 2026-06-09
    days on market $170,000 Active 49 DOM
11. 2026-06-08
    days on market $170,000 Active 48 DOM
12. 2026-06-08
    days on market $170,000 Active 47 DOM
13. 2026-06-05
    days on market $170,000 Active 45 DOM
14. 2026-06-03
    days on market $170,000 Active 43 DOM
15. 2026-06-02
    days on market $170,000 Active 42 DOM
16. 2026-06-01
    days on market $170,000 Active 41 DOM
17. 2026-05-31
    days on market $170,000 Active 40 DOM
18. 2026-05-12
    price $170,000 849-char remark

    Show marketing remark (849 chars)

    Spacious and full of character, this home features soaring ceilings and an abundance of natural light throughout. Recent updates include modernized electrical and a newer furnace, offering both comfort and peace of mind. With two kitchens, the layout provides flexibility for multi-generational living, rental potential, or entertaining. Step out onto the patio and enjoy sweeping views over the charming town of Tekoa. Ideally located directly across from a local coffee shop, you’ll love the convenience and small-town charm right at your doorstep. Bring your tool belt and your imagination. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

19. 2026-04-21
    listed $180,500 Active 849-char remark

    Show marketing remark (849 chars)

    Spacious and full of character, this home features soaring ceilings and an abundance of natural light throughout. Recent updates include modernized electrical and a newer furnace, offering both comfort and peace of mind. With two kitchens, the layout provides flexibility for multi-generational living, rental potential, or entertaining. Step out onto the patio and enjoy sweeping views over the charming town of Tekoa. Ideally located directly across from a local coffee shop, you’ll love the convenience and small-town charm right at your doorstep. Bring your tool belt and your imagination. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: +$641/yr (+$53/mo · 69.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,367
• − Mortgage interest: −$8,957
• − Property taxes: −$926
• − Insurance: −$800
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,652
• Taxable loss: −$745
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $2,111/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: Tekoa School District
• NCES district ID: 5308790
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $47,520
• Composite: 48.47/100
• National rank: #4641
• State rank: #107 of 291 in WA

Livability — Tekoa

• Score: 68/100
• State rank: #270
• US rank: #9365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tekoa, WA
• Population (ZIP): 826

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 2%
• Hispanic origin (detail): Mexican 8% Cuban 1%
• Common ancestry: Slovak 6% Lithuanian 6% Portuguese 4%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1%

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: ▲ 0.23%
• Current HPI: 187.837
• 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

-5.8% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $170,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-21 Listed $180,500 SPOKANEMLS as Distributed by MLS Grid

Property tax history

-7.0%/yr

Latest (2026): $926 · -26.2% YoY. Source: county tax records.