2599 Scott Rd Unit F · Inchelium, WA 99167

$115,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily · 41 Days on market

Built 2013 Poor condition 20 ac lot $92/sqft · 69% below area

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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).

• Cash flow +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +4.8/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Escape the noise and disappear into your own 20-acre forest retreat in the mountains of Stevens County. Hidden away up a rugged dirt road near Rice, WA, this off-grid property is built for privacy, independence, and outdoor adventure. The land is heavily treed and includes a large unfinished off-grid cabin structure with wood stove heat and layout potential for 2 bedrooms and 1 bath. A buried cistern system has previously been used for hauled water with gravity feed to the structure. No well, grid power, or solar currently installed. Structure was built without permits and is being offered primarily as recreational property with existing accommodations in place. Two large metal storage cont

Key facts

• Off grid property
• 20 acre lot
• Built 2013

Tags

• 20 ACRE FOREST RETREAT
• OFF GRID PROPERTY
• LARGE UNFINISHED CABIN
• BURIED CISTERN SYSTEM

Property features AI

Exterior

• Utilities: Shared well water
• Home design: Single family residence; Residential property; 2-story
• Exterior features: Front porch; Irregular 20-acre lot; Metal roof

Interior

• Heating & cooling: Heating present
• Interior features: Has heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $71 ($858/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 $110k (4.7% below list).
• Recommended offer: $110k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#480 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Evergreen School District (Stevens) (rural): math 40% / reading 40% proficiency, ranked #220 of 291 in WA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 341 units permitted in Stevens County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $309 of equity ($795 loan paydown + $-486 appreciation (-0.4% local appreciation)).
• Stevens County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,647 (4.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $374,192
• List price: $115,000
• Delta: -69.27%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2603 Scott Rd	0.46mi	2/2.0	1,318 (+6%)	24mo	$257,000	$195	45

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

Projected returns pro-forma

-0.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,062
• Equity at exit: $30,981

10-year hold

• IRR: 5.3%
• Equity multiple: 1.55×
• Total profit: $17,579
• Equity at exit: $35,367

Cash invested: $32,200 (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 99167

• Home prices YoY: -0.1%
• Active inventory: 27
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $71

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 88%

Sensitivity live

Price	-10% $151	-5% $111	+0% $71	+5% $32	+10% $-8
Rent	-10% $-15	-5% $28	+0% $71	+5% $115	+10% $158
Rate	-1.0pp $129	-0.5pp $101	base $71	+0.5pp $42	+1.0pp $11

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $115,000 Active 41 DOM
2. 2026-06-21
   days on market $115,000 Active 40 DOM
3. 2026-06-18
   days on market $115,000 Active 38 DOM
4. 2026-06-17
   days on market $115,000 Active 37 DOM
5. 2026-06-16
   days on market $115,000 Active 36 DOM
6. 2026-06-15
   days on market $115,000 Active 35 DOM
7. 2026-06-15
   days on market $115,000 Active 34 DOM
8. 2026-06-13
   days on market $115,000 Active 33 DOM
9. 2026-06-12
   days on market $115,000 Active 32 DOM
10. 2026-06-09
    days on market $115,000 Active 29 DOM
11. 2026-06-08
    days on market $115,000 Active 28 DOM
12. 2026-06-08
    days on market $115,000 Active 27 DOM
13. 2026-06-05
    days on market $115,000 Active 25 DOM
14. 2026-06-03
    days on market $115,000 Active 23 DOM
15. 2026-06-02
    days on market $115,000 Active 22 DOM
16. 2026-06-01
    days on market $115,000 Active 21 DOM
17. 2026-05-31
    days on market $115,000 Active 20 DOM
18. 2026-05-11
    listed $115,000 Active 1234-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,158
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,345
• Taxable loss: −$1,035
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,106/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof repair, exterior siding repair, flooring replacement, and interior wall and paint repair. Landscaping and HVAC/mechanical repairs are also needed. The property is in poor condition and would benefit from significant investment to improve its resale and rental value.

Repairs flagged

• Major roof — Visible damage and potential leaks.
• Major exterior siding — Peeling and in need of repainting.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Peeling paint and potential structural issues.
• Major HVAC/mechanicals — Likely in poor condition given the age and condition of the property.
• Major landscaping — Overgrown and in need of maintenance, detracting from curb appeal.

Value-add opportunities

• Both roof repair — Fixing the roof will improve the overall condition and appearance of the property.
• Both exterior siding repair — Repainting and repairing the exterior siding will improve the curb appeal and overall condition.
• Both flooring replacement — Replacing the worn flooring will improve the living space and overall condition.
• Both interior wall and paint repair — Repairing the peeling paint and addressing any structural issues will improve the living space and overall condition.
• Both HVAC/mechanical repair — Repairing the HVAC and mechanical systems will improve the comfort and functionality of the property.
• Both landscaping — Maintaining the landscaping will improve the curb appeal and overall condition of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Peeling paint and potential structural issues.	Major	$15,000–50,000
HVAC/mechanicals · Likely in poor condition given the age and condition of the property.	Major	$15,000–50,000
landscaping · Overgrown and in need of maintenance, detracting from curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof repair — Fixing the roof will improve the overall condition and appearance of the property. ↑
• Both exterior siding repair — Repainting and repairing the exterior siding will improve the curb appeal and overall condition. ↑
• Both flooring replacement — Replacing the worn flooring will improve the living space and overall condition. ↑
• Both interior wall and paint repair — Repairing the peeling paint and addressing any structural issues will improve the living space and overall condition. ↑
• Both HVAC/mechanical repair — Repairing the HVAC and mechanical systems will improve the comfort and functionality of the property. ↑
• Both landscaping — Maintaining the landscaping will improve the curb appeal and overall condition of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Evergreen School District (Stevens)
• NCES district ID: 5302730
• Math proficiency: 40% ▼ -20.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $43,177
• Composite: 36.27/100
• National rank: #9421
• State rank: #220 of 291 in WA

Livability — Inchelium

• Score: 59/100
• State rank: #480
• US rank: #19953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 943

Population outlook (Stevens County) Hauer SSP2

• Today (2025): 43,696 people
• By 2030: 43,203 · -1.1%
• By 2040: 41,190 · -5.7%
• By 2050: 38,231 · -12.5%
• By 2075: 31,260 · -28.5%
• By 2100: 22,931 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 16% Hispanic / Latino 3%
• Common ancestry: Italian 8% Slovak 8% Romanian 5%
• Foreign-born: 12% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 4% Other Indo-European 1%

Political lean MEDSL · Stevens

• 2024 margin: Solid R (+44.1) · D 26.7% · R 70.8% · Other 2.5%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+42.1 2016: R+40.8 2012: R+27.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.42%
• Current HPI: 288.5053
• 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

1 event — show timeline

• 2026-05-11 Listed $115,000 NEWMLS