170 S Church St · Washtucna, WA 99371

$150,000

2 bd · 1.0 ba · 922 sqft · SingleFamily public records · 10 Days on market

Built 1920 0.28 ac lot $163/sqft · 22% above area Est $191k · 22% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MLS# 292519 Welcome to 170 S. Church St! This charming home offers a great opportunity for homeowners and investors alike. Featuring 2 bedrooms and 1 bathroom that has been updated, New roof, this property includes a spacious living room, dining area, and a generously sized kitchen perfect for everyday living. The unfinished basement provides additional potential for storage or future expansion. Situated on a . 28-acre lot, there’s plenty of room to enjoy outdoor space and possibilities. Don’t miss your chance to make this home yours—contact your favorite Realtor today to schedule a showing! Let’s make it happen!

Key facts

• Unfinished basement
• Outdoor space
• New roof

Tags

• NEW ROOF
• SPACIOUS LIVING ROOM
• GENEROUSLY SIZED KITCHEN
• UNFINISHED BASEMENT
• OUTDOOR SPACE
• POTENTIAL FOR STORAGE

Property features AI

Finance

• Other: Calculated total building area: 1,438 sq ft; Finished living area: 922 sq ft; Unfinished area: 516 sq ft; Lot size approximately 0.28 acres; Zoned by city
• Financial info: Listing terms: Cash or Conventional

Exterior

• Parking: No designated parking
• Utilities: Electric energy source; Public water; Sewer connected
• Home design: Single-family residence; One story with basement; Built on lot; House structure
• Construction: Composition roof; Construction materials: see remarks; Foundation: block and poured concrete; Effective year built: 1920
• Exterior features: Corner lot; See remarks for additional exterior details

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level) with 1 bathtub
• Heating & cooling: Baseboard heating; Forced air heating; Forced air cooling
• Interior features: Hardwood floors; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 62/100 on livability (#426 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools D, crime F.
• Washtucna School District (rural): math 20% / reading 50% proficiency, ranked #249 of 291 in WA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 49 units permitted in Adams 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)).
• Adams County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.00% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $191,211
• List price: $150,000
• Delta: -21.55%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 W May St	0.25mi	2/1.0	979 (+6%)	22mo	$115,000	$117	60

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: 14.9%
• Equity multiple: 1.85×
• Total profit: $35,645
• Equity at exit: $67,446

10-year hold

• IRR: 16.6%
• Equity multiple: 3.43×
• Total profit: $102,129
• 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 99371

• Active inventory: 7
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $277

Break-even live

Break-even rent $1,150

Max offer price $150,000

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

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N Main St Washtucna, WA	3.0	1.0	720	$1,500	$2.08	21d	1	0.18mi

Listing history 6 events

1. 2026-05-14
   status Pending 609-char remark

   Show marketing remark (609 chars)

   Welcome to 170 S. Church St! This charming home offers a great opportunity for homeowners and investors alike. Featuring 2 bedrooms and 1 bathroom that has been updated, New roof, this property includes a spacious living room, dining area, and a generously sized kitchen perfect for everyday living. The unfinished basement provides additional potential for storage or future expansion. Situated on a . 28-acre lot, there's plenty of room to enjoy outdoor space and possibilities. Don't miss your chance to make this home yours--contact your favorite Realtor today to schedule a showing! Let's make it happen!

2. 2026-05-14
   status Pending 644-char remark

   Show marketing remark (609 chars)

   Welcome to 170 S. Church St! This charming home offers a great opportunity for homeowners and investors alike. Featuring 2 bedrooms and 1 bathroom that has been updated, New roof, this property includes a spacious living room, dining area, and a generously sized kitchen perfect for everyday living. The unfinished basement provides additional potential for storage or future expansion. Situated on a . 28-acre lot, there's plenty of room to enjoy outdoor space and possibilities. Don't miss your chance to make this home yours--contact your favorite Realtor today to schedule a showing! Let's make it happen!

3. 2026-05-14
   status Pending

   Show marketing remark (609 chars)

   Welcome to 170 S. Church St! This charming home offers a great opportunity for homeowners and investors alike. Featuring 2 bedrooms and 1 bathroom that has been updated, New roof, this property includes a spacious living room, dining area, and a generously sized kitchen perfect for everyday living. The unfinished basement provides additional potential for storage or future expansion. Situated on a . 28-acre lot, there's plenty of room to enjoy outdoor space and possibilities. Don't miss your chance to make this home yours--contact your favorite Realtor today to schedule a showing! Let's make it happen!

4. 2026-05-14
   listed $150,000 Active 609-char remark

   Show marketing remark (609 chars)

   Welcome to 170 S. Church St! This charming home offers a great opportunity for homeowners and investors alike. Featuring 2 bedrooms and 1 bathroom that has been updated, New roof, this property includes a spacious living room, dining area, and a generously sized kitchen perfect for everyday living. The unfinished basement provides additional potential for storage or future expansion. Situated on a . 28-acre lot, there's plenty of room to enjoy outdoor space and possibilities. Don't miss your chance to make this home yours--contact your favorite Realtor today to schedule a showing! Let's make it happen!

5. 2026-05-04
   listed $150,000 Active
6. 2026-04-29
   listed $150,000 Active 644-char remark

   Show marketing remark (644 chars)

   MLS# 292519 Welcome to 170 S. Church St! This charming home offers a great opportunity for homeowners and investors alike. Featuring 2 bedrooms and 1 bathroom that has been updated, New roof, this property includes a spacious living room, dining area, and a generously sized kitchen perfect for everyday living. The unfinished basement provides additional potential for storage or future expansion. Situated on a . 28-acre lot, there’s plenty of room to enjoy outdoor space and possibilities. Don’t miss your chance to make this home yours—contact your favorite Realtor today to schedule a showing! Let’s make it happen!

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$761/yr (+$63/mo · 107.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,402
• − Property taxes: −$709
• − Insurance: −$750
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,364
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $3,107/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: Washtucna School District
• NCES district ID: 5309570
• Math proficiency: 20% ▼ -1.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $47,732
• Composite: 32.7/100
• National rank: #10783
• State rank: #249 of 291 in WA

Livability — Washtucna

• Score: 62/100
• State rank: #426
• US rank: #16995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washtucna, WA
• Population (ZIP): 332

Population outlook (Adams County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 19,746 · +1.0%
• By 2040: 20,362 · +4.1%
• By 2050: 21,026 · +7.5%
• By 2075: 22,272 · +13.9%
• By 2100: 22,737 · +16.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 10% Italian 6% Serbian 5%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+43.3) · D 27.2% · R 70.5% · Other 2.3%
• 2008→2024 swing: -8.9pp toward R · 2008: -34.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+35.7 2016: R+39.7 2012: R+33.9 2008: R+34.4

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

+0.0% since first listed

9 events — show timeline

• 2026-06-11 Sold (MLS) $150,000 YAMLS
• 2026-06-11 Sold (MLS) $150,000 PACMLS
• 2026-06-11 Sold (MLS) $150,000 NWMLS as Distributed by MLS Grid
• 2026-05-14 Pending — YAMLS
• 2026-05-14 Pending — PACMLS
• 2026-05-14 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-14 Listed $150,000 YAMLS
• 2026-05-04 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2026-04-29 Listed $150,000 PACMLS

Property tax history

+4.3%/yr

Latest (2026): $709 · +5.3% YoY. Source: county tax records.