2599 Scott Rd Unit F

Inchelium, WA 99167

$115,000D+

2 bd · 1.0 ba · 1,248 sqft · Built 2013 · SingleFamily · Active · 41 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,096/mo
• Mortgage (P&I): −$603
• Tax + insurance: −$192
• HOA: −$0
• Vac / Maint / Mgmt: −$230
• Net cashflow: $71/mo
• Annual: $858/yr
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• 1% rule: 0.95%
• Cash to close: $32,200

Investor read

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated poor.
• 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).
• It's been on market 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $110k (4.7% below list) — sets the bar for 1% rule.
• In year one you build about $309 of equity ($795 loan paydown + $-486 appreciation (-0.4% local appreciation)).
• 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, crime F, amenities 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.
• Zoned schools: Evergreen School (38 students, 87% FRL) — zoned schools average 87% FRL vs 54% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 341 units permitted in Stevens County in 2024 (72 in 5+ unit buildings).
• Stevens County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.