210 S Star St · LaCrosse, WA 99143

$170,000

2 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 117 Days on market

Built 1962 0.28 ac lot $114/sqft · 19% below area Est $210k · 19% under ↓ 13% since listing

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Why this score? — see what drove the C- 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 +12.0/30.0
• Appreciation +5.6/10.0
• Schools +4.8/10.0
• DSCR +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

MLS# 290720 This well-maintained 2-bedroom, 1-bath home built in 1962 offers 1,494 sq. ft. of living space on a spacious 12,000 sq. ft. city lot in a quiet town. Recent updates include new interior and exterior paint, gutter guards, a 2-year-old water heater, and a 4-year-old oven. The home features a powerful double heat pump system for efficient heating and cooling. Additional highlights include new bathroom light fixtures, a new solid mudroom door, and one or two refrigerators included. The laundry room is already plumbed for a second bathroom, providing a great opportunity to add value. Enjoy small-town living with peace and privacy only two blocks from the school while still having the space and potential to make this home your own.

Key facts

• Gutter guards
• 0.28 acre lot
• Garage

Tags

• GUTTER GUARDS
• NEW BATHROOM LIGHT FIXTURES
• NEW SOLID MUDROOM DOOR
• PLUMBED FOR SECOND BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-39 ($-470/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (26.9% below list).
• Recommended offer: $124k (26.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#510 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Lacrosse School District (rural): math 50% / reading 60% proficiency, ranked #114 of 291 in WA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $124,333 (26.9% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.73% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (median comp): $210,287
• List price: $170,000
• Delta: -19.16%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 E 2nd St	0.06mi	3/1.0 (+1)	1,624 (+9%)	10mo	$170,000	$105	69
507 S Crystal St	0.24mi	3/1.0 (+1)	1,456 (-2%)	22mo	$230,000	$158	61

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

Projected returns pro-forma

1.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,823
• Equity at exit: $59,327

10-year hold

• IRR: 5.3%
• Equity multiple: 1.66×
• Total profit: $31,496
• Equity at exit: $79,849

Cash invested: $47,600 (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 99143

• Home prices YoY: 0.7%
• Active inventory: 14
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-39

Break-even live

Break-even rent $1,293

Max offer price $163,080

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $9	+0% $-39	+5% $-87	+10% $-135
Rent	-10% $-137	-5% $-88	+0% $-39	+5% $10	+10% $59
Rate	-1.0pp $46	-0.5pp $4	base $-39	+0.5pp $-83	+1.0pp $-128

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $170,000 Active 117 DOM
2. 2026-06-18
   days on market $170,000 Active 115 DOM
3. 2026-06-17
   days on market $170,000 Active 114 DOM
4. 2026-06-16
   days on market $170,000 Active 113 DOM
5. 2026-06-15
   days on market $170,000 Active 112 DOM
6. 2026-06-15
   days on market $170,000 Active 111 DOM
7. 2026-06-13
   days on market $170,000 Active 110 DOM
8. 2026-06-12
   days on market $170,000 Active 109 DOM
9. 2026-06-09
   days on market $170,000 Active 106 DOM
10. 2026-06-08
    days on market $170,000 Active 105 DOM
11. 2026-06-08
    days on market $170,000 Active 104 DOM
12. 2026-06-05
    days on market $170,000 Active 102 DOM
13. 2026-06-03
    days on market $170,000 Active 100 DOM
14. 2026-06-02
    days on market $170,000 Active 99 DOM
15. 2026-06-01
    days on market $170,000 Active 98 DOM
16. 2026-05-31
    days on market $170,000 Active 97 DOM
17. 2026-04-29
    price $170,000 747-char remark

    Show marketing remark (747 chars)

    MLS# 290720 This well-maintained 2-bedroom, 1-bath home built in 1962 offers 1,494 sq. ft. of living space on a spacious 12,000 sq. ft. city lot in a quiet town. Recent updates include new interior and exterior paint, gutter guards, a 2-year-old water heater, and a 4-year-old oven. The home features a powerful double heat pump system for efficient heating and cooling. Additional highlights include new bathroom light fixtures, a new solid mudroom door, and one or two refrigerators included. The laundry room is already plumbed for a second bathroom, providing a great opportunity to add value. Enjoy small-town living with peace and privacy only two blocks from the school while still having the space and potential to make this home your own.

18. 2026-02-23
    listed $195,000 Active 747-char remark

    Show marketing remark (747 chars)

    MLS# 290720 This well-maintained 2-bedroom, 1-bath home built in 1962 offers 1,494 sq. ft. of living space on a spacious 12,000 sq. ft. city lot in a quiet town. Recent updates include new interior and exterior paint, gutter guards, a 2-year-old water heater, and a 4-year-old oven. The home features a powerful double heat pump system for efficient heating and cooling. Additional highlights include new bathroom light fixtures, a new solid mudroom door, and one or two refrigerators included. The laundry room is already plumbed for a second bathroom, providing a great opportunity to add value. Enjoy small-town living with peace and privacy only two blocks from the school while still having the space and potential to make this home your own.

ⓘ 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: $1,666 · $139/mo
• Expected delta: +$957/yr (+$80/mo · 135.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,920
• − Mortgage interest: −$9,523
• − Property taxes: −$709
• − Insurance: −$850
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$4,945
• Taxable loss: −$3,494
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $369/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: Lacrosse School District
• NCES district ID: 5304150
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $41,752
• Composite: 47.94/100
• National rank: #4824
• State rank: #114 of 291 in WA

Livability — LaCrosse

• Score: 58/100
• State rank: #510
• US rank: #20991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaCrosse, WA
• Population (ZIP): 603

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 7% Two or more races 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 6% Portuguese 3% Norwegian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.15%
• Current HPI: 171.0269
• 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

-12.8% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $170,000 PACMLS
• 2026-02-23 Listed $195,000 PACMLS

Property tax history

+5.7%/yr

Latest (2026): $709 · -2.3% YoY. Source: county tax records.