1313 Harrison Ave #221 · Centralia, WA 98531

$69,900

2 bd · 2.0 ba · 1,344 sqft · Other public records · 480 Days on market

Built 1981 $52/sqft · 51% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting manufactured home on a large corner lot in Village Park, a 55+ community. With 1,344 sq. ft. of living space, this home offers plenty of room to relax and entertain. Featuring vaulted ceilings and large windows throughout, this home is filled with natural light. The heat pump ensures year-round comfort, recent updates include a newer roof & water heater providing peace of mind. Step outside onto the spacious deck, complete with a ramp and steps—perfect for relaxing, enjoying morning coffee, or hosting outdoor gatherings. Conveniently located only minutes from shopping, medical services, a dog park & much more! This home offers great potential for i

Key facts

• Large deck
• Minutes shopping
• Large corner lot

Tags

• LARGE CORNER LOT
• NATURAL LIGHT
• NEWER ROOF
• LARGE DECK
• MINUTES SHOPPING
• MEDICAL SERVICES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 3.0% in Centralia — 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 81/100 on livability (#81 in WA, #1,497 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, cost of living A; Watch: schools C-, crime C-, employment F.
• Centralia School District (town): math 39% / reading 52% proficiency, ranked #187 of 291 in WA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 258 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lewis County population projected at -11% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 480 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $40k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 480 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. 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.
5. 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.
6. 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: 2.45% ✓
• Cap rate: 21.34%
• Cash-on-cash: 53.75%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (median comp): $143,385
• List price: $69,900
• Delta: -51.25%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 51.9%
• Equity multiple: 3.28×
• Total profit: $44,528
• Equity at exit: $10,422

10-year hold

• IRR: 57.2%
• Equity multiple: 6.66×
• Total profit: $110,753
• Equity at exit: $6,044

Cash invested: $19,572 (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 98531

• Rents YoY: 3.0%
• Active inventory: 258
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$367
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $877

Break-even live

Break-even rent $600

Max offer price $69,900

Occupancy floor 44%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 Nora Ln Centralia, WA	2.0	3.0	1315	$1,850	$1.41	43d	1	0.18mi
1413 Nora Ln Unit B Centralia, WA	2.0	2.5	1315	$1,850	$1.41	43d	1	0.18mi
1014 N Scheuber Rd Centralia, WA	2.0	1.0	890	$1,395	$1.57	13d	1	0.34mi
2711 Niki Ln Bldg D8 Centralia, WA	3.0	2.5	1312	$2,100	$1.60	43d	1	0.34mi
2711 Niki LN Centralia, WA	3.0	2.0	1250	$2,100	$1.68	43d	1	0.39mi
1405 Lewis St Centralia, WA	2.0	1.5	1150	$1,650	$1.43	13d	1	1.15mi
701 H St Apt R Centralia, WA	2.0	1.5	1180	$1,500	$1.27	43d	1	1.42mi
701 H St Apt E Centralia, WA	2.0	1.0	1137	$1,500	$1.32	43d	1	1.42mi

Listing history 31 events

1. 2026-06-19
   days on market $69,900 Active 480 DOM
2. 2026-06-18
   days on market $69,900 Active 479 DOM
3. 2026-06-17
   days on market $69,900 Active 478 DOM
4. 2026-06-16
   days on market $69,900 Active 477 DOM
5. 2026-06-15
   days on market $69,900 Active 476 DOM
6. 2026-06-14
   days on market $69,900 Active 474 DOM
7. 2026-06-12
   days on market $69,900 Active 473 DOM
8. 2026-06-09
   days on market $69,900 Active 470 DOM
9. 2026-06-08
   days on market $69,900 Active 469 DOM
10. 2026-06-07
    days on market $69,900 Active 468 DOM
11. 2026-06-07
    days on market $69,900 Active 467 DOM
12. 2026-06-03
    days on market $69,900 Active 464 DOM
13. 2026-06-02
    days on market $69,900 Active 463 DOM
14. 2026-06-01
    days on market $69,900 Active 462 DOM
15. 2026-05-31
    days on market $69,900 Active 461 DOM
16. 2026-05-30
    days on market $69,900 Active 460 DOM
17. 2026-05-11
    status Active
18. 2026-05-08
    historical
19. 2026-03-23
    price $69,900
20. 2025-09-24
    price $79,999
21. 2025-06-27
    status Active
22. 2025-06-18
    status Pending
23. 2025-04-21
    price $85,000
24. 2025-04-03
    price $94,000
25. 2025-02-28
    price $99,000
26. 2025-02-12
    listed $110,000 Active
27. 2018-08-29
    soldstatus $65,200 Sold
28. 2018-08-22
    status Pending
29. 2018-08-15
    status Active
30. 2018-08-10
    status Pending
31. 2018-07-23
    listed $64,950 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,515
• − Mortgage interest: −$3,915
• − Property taxes: −$939
• − Insurance: −$350
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$2,033
• Taxable income: $9,995
• Est. tax owed @ 24.0%: −$2,399
• After-tax cash flow: $8,121/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: Centralia School District
• NCES district ID: 5301140
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $38,851
• Composite: 40.17/100
• National rank: #7832
• State rank: #187 of 291 in WA

Livability — Centralia

• Score: 81/100
• State rank: #81
• US rank: #1497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, WA
• County: Lewis County · 27,337 people
• City population: 27,337
• Metro: Centralia, WA
• Population (ZIP): 27,337
• Household income: $63,406
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1000.0

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 16% Tagalog/Filipino 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -249.98%
• Current HPI: 378.6936
• Rent YoY: ▲ 3.00%
• Metro: Centralia, 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

+7.6% since first listed

15 events — show timeline

• 2026-05-11 Relisted — NWMLS as Distributed by MLS Grid
• 2026-05-08 Delisted — NWMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $69,900 NWMLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $79,999 NWMLS as Distributed by MLS Grid
• 2025-06-27 Relisted — NWMLS as Distributed by MLS Grid
• 2025-06-18 Pending — NWMLS as Distributed by MLS Grid
• 2025-04-21 Price Changed $85,000 NWMLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $94,000 NWMLS as Distributed by MLS Grid
• 2025-02-28 Price Changed $99,000 NWMLS as Distributed by MLS Grid
• 2025-02-12 Listed $110,000 NWMLS as Distributed by MLS Grid
• 2018-08-29 Sold (MLS) $65,200 NWMLS as Distributed by MLS Grid
• 2018-08-22 Pending — NWMLS as Distributed by MLS Grid
• 2018-08-15 Relisted — NWMLS as Distributed by MLS Grid
• 2018-08-10 Pending — NWMLS as Distributed by MLS Grid
• 2018-07-23 Listed $64,950 NWMLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2026): $939 · +8.7% YoY. Source: county tax records.