915 E Everett Ave · Spokane, WA 99207

$185,000

2 bd · 1.0 ba · 860 sqft · SingleFamily public records · 5 Days on market

Built 1909 4,792 sqft lot Est $251k · 26% under

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Why this score? — see what drove the D 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 +8.0/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 860 SF north side bungalow is cleaned up and ready to move in!2 bed 1 bath with all new plumbing, hot water tank and electrical. New paint, base board heaters and flooring. It is small but very much move in ready. Would make a nice rental for the investor or first time home buyer. Fully fenced. Seller will pay up to 3% concessions.

Key facts

• Unfinished basement
• Large fenced yard
• Bonus room

Tags

• BONUS ROOM
• UNFINISHED BASEMENT
• LARGE FENCED YARD
• ALL APPLIANCES INCLUDED

Property features AI

Exterior

• Parking: RV parking/driveway access; Alley access
• Utilities: High-speed internet available
• Home design: Single-family residence; One-story; Residential property
• Construction: Wood siding; Composition roof; Has basement; Below-grade finished area included
• Exterior features: Fenced yard; Level lot; City bus service within ~6 blocks; City street with paved road frontage; Alley access; RV access/parking

Interior

• Kitchen: Free-standing range; Refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Heating & cooling: Electric baseboard heat; Wall unit cooling; See remarks for additional heating details
• Interior features: Partial, unfinished basement with laundry area; Wall cooling unit(s)
• Laundry & utility: Washer; Dryer; Basement laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (30.6% below list).
• Recommended offer: $128k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.2% in Spokane — 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 80/100 on livability (#93 in WA, #1,822 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Spokane School District (urban): math 47% / reading 58% proficiency, ranked #136 of 291 in WA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lidgerwood Elementary (315 students, 88% FRL); Garry Middle School (569 students, 88% FRL); Rogers High School (1,536 students, 83% FRL) — zoned schools average 86% FRL vs 50% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 241 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 26y 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 $70k; list at $185k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,389 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1909 — 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. Schools are B-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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $251,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 E Olympic Ave	0.26mi	2/1.0	864 (+0%)	12mo	$273,000	$316	77
508 E Wabash St	0.42mi	2/1.0	857 (-0%)	10mo	$258,500	$302	72
617 E Wabash Ave	0.30mi	2/1.0	808 (-6%)	10mo	$285,000	$353	68
1314 E Joseph Ave	0.33mi	2/1.0	957 (+11%)	3mo	$235,000	$246	63
1428 E North Ave	0.34mi	3/1.0 (+1)	956 (+11%)	3mo	$275,000	$288	58
1127 E Central Ave	0.42mi	3/1.0 (+1)	900 (+5%)	12mo	$274,100	$305	58
1307 E Princeton Ave	0.51mi	2/1.0	804 (-6%)	11mo	$267,000	$332	56
6204 N Morton St	0.61mi	3/1.0 (+1)	918 (+7%)	1mo	$175,000	$191	54
1218 E Broad Ave	0.38mi	1/1.0 (-1)	960 (+12%)	12mo	$245,000	$255	48
1627 E Nebraska Ave	0.51mi	2/1.0	970 (+13%)	11mo	$170,000	$175	46
222 E Hoffman Ave	0.65mi	2/1.0	984 (+14%)	3mo	$250,000	$254	43
801 E Longfellow Ave	0.56mi	3/1.0 (+1)	948 (+10%)	11mo	$277,000	$292	43

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-41,681
• Equity at exit: $27,584

10-year hold

• IRR: -17.7%
• Equity multiple: 0.02×
• Total profit: $-50,521
• Equity at exit: $15,995

Cash invested: $51,800 (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 99207

• Home prices YoY: -21.3%
• Rents YoY: 3.2%
• Active inventory: 241
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$970
• Tax from tax record: −$155 /mo · $1,865/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-188

Break-even live

Break-even rent $1,522

Max offer price $151,719

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-136	+0% $-188	+5% $-241	+10% $-293
Rent	-10% $-290	-5% $-239	+0% $-188	+5% $-138	+10% $-87
Rate	-1.0pp $-95	-0.5pp $-141	base $-188	+0.5pp $-236	+1.0pp $-285

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 E North Ave Unit 824 Spokane, WA	2.0	1.0	770	$1,195	$1.55	25d	1	0.09mi
6107 N Standard St Spokane, WA	2.0	1.5	850	$2,350	$2.76	25d	1	0.58mi
6203 N Astor St Unit 2 Spokane, WA	2.0	1.5	1100	$1,400	$1.27	23d	1	0.70mi
6203 N Astor St Spokane, WA	2.0	1.0	1100	$1,400	$1.27	15d	1	0.70mi
617 E Houston Ave Unit HH340 Spokane, WA	2.0	1.0	710	$1,100	$1.55	15d	1	0.78mi
6029 N Mayfair St Unit 7 Spokane, WA	1.0	1.0	725	$1,025	$1.41	15d	1	0.78mi
6018 N Ruby St #8 Spokane, WA	2.0	1.0	600	$995	$1.66	15d	1	0.79mi
910 E Holyoke Ave Spokane, WA	1.0–2.0	1.0	755	$1,425	$1.89	15d	4	0.80mi
1910 E Wellesley Ave Unit 1912 Spokane, WA	2.0	1.0	800	$1,125	$1.41	25d	1	0.80mi
901 E Holyoke Ave Spokane, WA	1.0	1.0	588	$1,075	$1.83	25d	3	0.84mi
6603 N Standard St Unit 6605 Spokane, WA	2.0	1.0	750	$1,200	$1.60	25d	1	0.86mi
709 E Kiernan Ave Spokane, WA	1.0	1.0	728	$1,250	$1.72	25d	1	0.99mi
2506 E Rowan Ave Unit 2508 Spokane, WA	2.0	1.0	760	$1,350	$1.78	25d	1	1.08mi
6980 N Nevada St Spokane, WA	1.0–2.0	1.0	622	$1,383	$2.22	25d	1	1.10mi
121 E Wedgewood Ave Spokane, WA	1.0–3.0	1.0–1.5	833	$1,205	$1.45	15d	17	1.12mi
6601 N Atlantic St Unit 6625 Spokane, WA	2.0	1.0	697	$1,000	$1.43	15d	1	1.13mi
2414 E Francis Ave Unit 1 Spokane, WA	2.0	1.0	800	$1,200	$1.50	15d	1	1.18mi
7024 N Colton St Spokane, WA	2.0	2.0	1082	$1,385	$1.28	15d	1	1.18mi
911 E Bridgeport Ave Unit A Spokane, WA	2.0	1.0	800	$1,120	$1.40	25d	1	1.19mi
1015 E Cozza Dr Unit 14 Spokane, WA	2.0	1.0	902	$1,110	$1.23	25d	1	1.22mi
1015 E Cozza Dr Unit 41 Spokane, WA	1.0	1.0	660	$1,065	$1.61	25d	1	1.22mi
1015 E Cozza Dr Unit 65 Spokane, WA	1.0	1.0	660	$1,065	$1.61	15d	1	1.22mi
1015 E Cozza Dr Unit 165 Spokane, WA	1.0	1.0	660	$1,010	$1.53	15d	1	1.27mi
1015 E Cozza Dr Unit 160 Spokane, WA	1.0	1.0	660	$1,010	$1.53	25d	1	1.28mi
1015 E Cozza Dr Unit 167 Spokane, WA	1.0	1.0	660	$1,050	$1.59	25d	1	1.29mi
7001 N Atlantic St Spokane, WA	1.0	1.0	600	$995	$1.66	25d	1	1.31mi
2901 E Wellesley Ave Unit 1 Spokane, WA	1.0	1.0	600	$1,000	$1.67	25d	1	1.36mi
6105 N Regal St Unit B Spokane, WA	2.0	1.5	600	$1,295	$2.16	15d	1	1.37mi
1011 E Sharpsburg Ave Unit 574 Spokane, WA	1.0	1.0	660	$1,065	$1.61	25d	1	1.39mi
1011 E Sharpsburg Ave Unit 494 Spokane, WA	2.0	1.0	902	$1,150	$1.27	25d	1	1.41mi
6229 N Regal St Unit B Spokane, WA	2.0	1.0	822	$1,150	$1.40	25d	1	1.42mi
3018 E Everett Ave Unit B101 Spokane, WA	1.0	1.0	600	$1,100	$1.83	15d	1	1.43mi
2918 N Hamilton St Spokane, WA	2.0	1.0	672	$1,495	$2.22	25d	1	1.44mi
3015 E Central Ave Apt 1 Spokane, WA	2.0	1.0	736	$1,000	$1.36	25d	1	1.47mi
120 E Euclid Ave Unit 3 Spokane, WA	2.0	1.0	640	$1,095	$1.71	25d	1	1.48mi
3909 N Wall St Spokane, WA	1.0–2.0	1.0–2.0	775	$2,340	$3.02	15d	4	1.48mi
2909 E Rockwell Ave Unit 2909 Spokane, WA	2.0	1.0	1008	$1,500	$1.49	23d	1	1.48mi

Listing history 30 events

1. 2026-06-03
   status $185,000 Pending 5 DOM
2. 2026-06-02
   days on market $185,000 Active 5 DOM
3. 2026-06-01
   days on market $185,000 Active 4 DOM
4. 2026-05-31
   days on market $185,000 Active 3 DOM
5. 2026-05-31
   days on market $185,000 Active 2 DOM
6. 2026-05-28
   listed $185,000 Active
7. 2015-08-19
   soldstatus $69,900 340-char remark

   Show marketing remark (340 chars)

   This 860 SF north side bungalow is cleaned up and ready to move in!2 bed 1 bath with all new plumbing, hot water tank and electrical. New paint, base board heaters and flooring. It is small but very much move in ready. Would make a nice rental for the investor or first time home buyer. Fully fenced. Seller will pay up to 3% concessions.

8. 2015-08-18
   soldstatus $69,900
9. 2015-07-21
   historical 340-char remark

   Show marketing remark (340 chars)

   This 860 SF north side bungalow is cleaned up and ready to move in!2 bed 1 bath with all new plumbing, hot water tank and electrical. New paint, base board heaters and flooring. It is small but very much move in ready. Would make a nice rental for the investor or first time home buyer. Fully fenced. Seller will pay up to 3% concessions.

10. 2015-05-07
    listed $69,900 340-char remark

    Show marketing remark (340 chars)

    This 860 SF north side bungalow is cleaned up and ready to move in!2 bed 1 bath with all new plumbing, hot water tank and electrical. New paint, base board heaters and flooring. It is small but very much move in ready. Would make a nice rental for the investor or first time home buyer. Fully fenced. Seller will pay up to 3% concessions.

11. 2015-03-17
    historical
12. 2014-12-07
    listed $49,500
13. 2012-09-12
    historical
14. 2010-11-08
    listed $50,000
15. 2010-11-04
    historical
16. 2010-04-10
    listed $70,000
17. 2007-09-10
    soldstatus $94,700
18. 2007-08-27
    soldstatus $94,700
19. 2007-07-14
    listed $92,000
20. 2007-07-14
    historical
21. 2007-05-31
    listed $92,000
22. 2005-05-03
    soldstatus $47,260
23. 2005-03-01
    listed $46,000
24. 2004-08-30
    historical
25. 2004-04-29
    listed $56,000
26. 2001-04-20
    historical
27. 2000-12-20
    listed $59,900
28. 1995-06-30
    soldstatus $56,000
29. 1993-05-11
    soldstatus $54,000
30. 1992-10-15
    soldstatus $44,950

ⓘ 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: $1,865 · $155/mo
• Projected year-2 tax: $1,865 · $155/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,407
• − Mortgage interest: −$10,363
• − Property taxes: −$1,865
• − Insurance: −$925
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$5,382
• Taxable loss: −$5,593
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $-918/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: Spokane School District
• NCES district ID: 5308250
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $43,187
• Composite: 46.1/100
• National rank: #5477
• State rank: #136 of 291 in WA

Livability — Spokane

• Score: 80/100
• State rank: #93
• US rank: #1822

Category grades

Amenities A+ Commute A+ Cost of living B+ 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: Spokane, WA
• County: Spokane County · 496,401 people
• City population: 298,820
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 32,770
• Household income: $60,452
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 1557.0

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, Vietnam, Philippines
• Languages at home: 90% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.43%
• Current HPI: 381.758
• Rent YoY: ▲ 3.25%
• Metro: Spokane-Spokane Valley, 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

+311.6% since first listed

25 events — show timeline

• 2026-05-28 Listed $185,000 SPOKANEMLS as Distributed by MLS Grid
• 2015-08-19 Sold (MLS) $69,900 SPOKANEMLS as Distributed by MLS Grid
• 2015-08-18 Sold (Public Records) $69,900 Public Records
• 2015-07-21 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2015-05-07 Listed $69,900 SPOKANEMLS as Distributed by MLS Grid
• 2015-03-17 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2014-12-07 Listed $49,500 SPOKANEMLS as Distributed by MLS Grid
• 2012-09-12 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2010-11-08 Listed $50,000 SPOKANEMLS as Distributed by MLS Grid
• 2010-11-04 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2010-04-10 Listed $70,000 SPOKANEMLS as Distributed by MLS Grid
• 2007-09-10 Sold (MLS) $94,700 SPOKANEMLS as Distributed by MLS Grid
• 2007-08-27 Sold (Public Records) $94,700 Public Records
• 2007-07-14 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2007-07-14 Listed $92,000 SPOKANEMLS as Distributed by MLS Grid
• 2007-05-31 Listed $92,000 SPOKANEMLS as Distributed by MLS Grid
• 2005-05-03 Sold (MLS) $47,260 SPOKANEMLS as Distributed by MLS Grid
• 2005-03-01 Listed $46,000 SPOKANEMLS as Distributed by MLS Grid
• 2004-08-30 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2004-04-29 Listed $56,000 SPOKANEMLS as Distributed by MLS Grid
• 2001-04-20 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2000-12-20 Listed $59,900 SPOKANEMLS as Distributed by MLS Grid
• 1995-06-30 Sold (Public Records) $56,000 Public Records
• 1993-05-11 Sold (Public Records) $54,000 Public Records
• 1992-10-15 Sold (Public Records) $44,950 Public Records

Property tax history

+7.9%/yr

Latest (2026): $1,865 · +3.2% YoY. Source: county tax records.