25 Chuckwagon Rd
Appleton, WA 98602 · Klickitat County
James's List
Site-Built
$415,000
~$2,804/mo (est.)
$12,450 down @ 3%
Beds/Bath
4 / 2
Sq Ft
1,558
Acres
5
Forested
Built
1976
Drive
~8.5 hr
Google Maps
To Town
~25 min
White Salmon
Well GPM
20
Verified
Status
Active
72
/ 100
💰 Realistic Offer Range
$385,000 – $395,000
- Listed $415K; has been cut to $415K from higher — 82+ days on market signals real motivation
- Cosmetic work needed (seller acknowledged) → inspection findings give room to go lower
- Only 5 acres limits competing buyer interest; manufactured/rural buyer pool is thin
- Median $/sqft for Appleton area ~$250–$265 → $385K puts you at ~$247/sqft, fair
Strategy: Open at $380K, land at $385–390K with seller credits for repairs. Include inspection contingency.
⭐ Why It Stands Out: Closest drive of all listings (~8.5 hrs). Mature timber on all 5 acres gives genuine seclusion. 20 GPM well is excellent. Price-cut seller = negotiating room.
🏡 Property Highlights
- 5 acres entirely surrounded by mature timber — true seclusion
- Master bedroom has peek-a-boo Mt. Adams views
- 20 GPM well — well above average for rural properties
- Updates: laminate floors, fresh paint, new bathrooms, wood stove, pressure tank
- Widened driveway with new outbuildings + woodshed
- Closest to Farmington of all listings (~8.5 hrs via I-84)
📍 Location & Schools
- White Salmon Valley SD — Niche C+ overall
- Appleton Elem: GreatSchools 4/10
- Providence Hood River ~30 min (Level III trauma)
- White Salmon ~25 min · Hood River OR ~35 min
- I-84 corridor access for Columbia Gorge region
✅ Pros
- Shortest drive from Farmington of all 10 properties
- Full forested acreage — great privacy & timber value
- Strong 20 GPM well already verified
- Multiple price reductions = seller motivated to deal
- Chalet-style home with loft character
- Columbia Gorge recreational area (windsurfing, hiking)
❌ Cons
- Only 5 acres — smallest lot on James's list
- 1,558 sqft is compact for a family
- "Needs cosmetic work" — rehab loan may be required
- HOA ($11/yr) — minor but verify restrictions
- Schools below state average for WA
- Wildfire risk in Klickitat County (verify FireRisk.com)
💬 Family Fit Notes
- Chalet/loft style is visually charming for kids
- White Salmon area has strong outdoor culture — good for active family
- Hood River 35 min provides full services, hospitals, bigger schools
⚠️ Verify Before Offering
- Extent of cosmetic work needed — get inspection ASAP
- HOA rules — what restrictions exist on rural use?
- Internet options — very rural Klickitat, check Starlink feasibility
72
/ 100
3714 Sand Creek Rd B
Kettle Falls, WA 99141 · Stevens County
James's List
Site-Built
$450,000
~$2,999/mo (est.)
$13,500 down @ 3%
Beds/Bath
3 / 2
Sq Ft
1,780
Acres
20
Flat/Park-like
Built
1972
Drive
~9.5 hr
Google Maps
To Town
~10 min
Kettle Falls
Outbuildings
5+
Best package
Status
Active
81
/ 100
💰 Realistic Offer Range
$425,000 – $435,000
- Fresh active listing with a strong, well-presented package — seller has less urgency than others on this list
- 1972 build is a legitimate risk factor: roof, electrical, plumbing all 50+ years old → use inspection findings to push toward $425K
- Greenhouse, hobby shop, and 20 acres give it a premium that's genuinely hard to find
- Comparable 20-ac rural WA parcels with outbuilding packages have sold $430–460K in Stevens County 2024–25
Strategy: Open at $420K. Use 1972 inspection findings for credits. Likely land $428–432K. Don't go full ask — they have room.
⭐ Why It Stands Out: Best outbuilding package of all 10 properties — 2-car garage, hobby shop, greenhouse, carport, shed + fenced garden. 20 acres, flat and usable. Near Kettle River recreation. Closest town access at ~10 min.
🏡 Property Highlights
- 2-car garage + hobby shop + greenhouse + carport + storage shed
- Fenced garden beds — established growing infrastructure
- Flat, park-like 20 acres on Kettle River corridor
- Only ~10 min to Kettle Falls town center
- Kettle River access for fishing, kayaking, recreation
- Better rural internet access than more remote listings
📍 Location & Schools
- Kettle Falls SD: GreatSchools 5/10 overall
- Kettle Falls Elem/Middle 4-5/10; High School 5/10
- Stevens County Medical ~20 min (Colville)
- Grocery + hardware + gas in Kettle Falls town
- Lake Roosevelt (Columbia River) 5 min away
✅ Pros
- #1 outbuilding package on all 10 properties reviewed
- 20 flat, usable acres — best land utility of any listing
- Closest to town services (~10 min) of rural listings
- Established greenhouse and garden — ready to produce
- Lake Roosevelt NRA nearby for recreation
- Actively listed on Washington Views (fresh listing)
❌ Cons
- Highest price of the Washington listings at $450K
- 1972 build — will need careful inspection for structural, roof, systems
- ~9.5 hr drive — edge of comfortable one-day trip
- Schools average — not standout for the price
- Flat land = less natural privacy than forested alternatives
💬 Family Fit Notes
- Close to town = easier for kids' activities, sports, school events
- Greenhouse + garden is excellent for family food production projects
- Lake Roosevelt 5 min away — summer recreation for kids
⚠️ Verify Before Offering
- 1972 roof, foundation, and electrical condition — full inspection critical
- Well output and water quality test
- Flood risk — Sand Creek corridor near Kettle River
81
/ 100
⚠️ Status Warning: Multiple sources show this listing as PENDING. Verify with agent before planning a tour. May still fall out of escrow.
2147 Glenwood Hwy
Goldendale, WA 98620 · Klickitat County
James's List
Site-Built
⚠ PENDING
$389,999
~$2,584/mo (est.)
$11,700 down @ 3%
Beds/Bath
3 / 2
Sq Ft
1,456
Acres
6.85
Creek + pasture
Built
1970
Drive
~9 hr
Google Maps
To Town
~15 min
Goldendale
Water
Rights
Irrigated pasture
Status
⚠ Pending
71
/ 100
💰 Realistic Offer Range ⚠ VERIFY STATUS FIRST
$365,000 – $375,000
- Pending status is the first gate — call the listing agent before doing anything else
- If it falls out of escrow: 1970 build + water rights due diligence uncertainty = meaningful discount from ask
- Water right transfer needs legal confirmation → use as contingency and pricing leverage (~$5–8K credit)
- Klickitat County comps for 6–7 ac creek properties 2024: $340–380K range
Strategy: If it becomes available, open at $362K citing pending risk + 1970 age + water right due diligence. Target $370K.
⭐ Why It Stood Out (verify status first): Best equestrian/ag setup — barn, outbuildings, Bowman Creek, water rights, 3 ac irrigated pasture. Good price for ~7 acres with water features.
🏡 Property Highlights
- Bowman Creek runs through property with legal water rights
- 26×62 barn with stalls — equestrian-ready
- 3 acres irrigated pasture (~10 ac-ft/yr water right)
- Fenced & cross-fenced — livestock ready
- New roof, new well pump, pond, spring on property
- Open views toward Simcoe Mountains
📍 Location & Schools
- Goldendale SD: Niche B- · GreatSchools 5-6/10
- Goldendale Elementary 5/10; High School 6/10
- Klickitat Valley Health (Goldendale) ~15 min
- Goldendale has grocery, hardware, pharmacy
- Columbia River Gorge wine/recreation corridor nearby
✅ Pros
- Water rights + creek = rare and valuable asset
- Best ag/equestrian setup on James's list
- Good school district relative to rural peers
- Close to Goldendale services (~15 min)
- Reasonable price for 6.85 ac with creek + barn
❌ Cons
- Currently showing PENDING — may not be available
- 1970 build — older systems, inspection critical
- Only 6.85 acres — limited expansion potential
- Creek on property = potential flood zone liability
- Water right requires buyer due diligence (confirm transferable)
71
/ 100 (if active)
2184 Clugston Onion Creek Rd
Colville, WA 99114 · Stevens County
★ Both Lists
Site-Built
$388,000
~$2,653/mo (est.)
$11,640 down @ 3%
Beds/Bath
3 / 2
Sq Ft
2,688
Largest home
Acres
16.68
Built
Unk
Drive
~9.5 hr
Google Maps
To Colville
~20 min
Price Cuts
Multiple
Was $405K
Status
Active
84
/ 100 ★ Top Pick
💰 Realistic Offer Range
$365,000 – $375,000
- Has been reduced multiple times from ~$405K to $388K — seller has clearly shown a willingness to move
- Year built unknown = unknown systems age → very strong justification for an inspection contingency and lower offer
- Outbuildings unconfirmed = if they're minimal or absent, that's a material gap at this price
- Stevens County comps for 16+ ac site-built 2,500+ sqft homes: $360–400K range in 2024–25
- Being the #1 pick on both lists means you want it — but don't show urgency; the days-on-market work in your favor
Strategy: Open at $360K citing unknown year built + outbuilding gap. Negotiate to $368–372K with a $5–8K inspection/repair credit. This is your best shot at a home you both want below ask.
★ BOTH LISTS — Strong Signal: James and Savanah independently chose this property. Largest home at 2,688 sqft. 16.68 acres on the Colville corridor. Multiple price reductions to $388K — motivated seller. This is the top priority to tour.
🏡 Property Highlights
- Largest home at 2,688 sqft — multi-story layout
- 16.68 acres — good balance of size and privacy
- Price reduced multiple times from ~$405K to $388K
- Onion Creek drainage area — scenic rural corridor
- ~20 min from Colville (full services, hospital)
- Good access to Colville schools
📍 Location & Schools
- Colville SD: Niche B · GreatSchools 6-7/10
- Colville Elem 7/10 · Colville HS 6/10
- Providence St. Joseph's (Colville) ~20 min
- Colville has full grocery, hardware, dining
- 49° North ski area 20 min away
✅ Pros
- Chosen independently by BOTH — highest confidence signal
- Largest living space (2,688 sqft) of all 10 properties
- Colville has best schools of any rural town in the comparison
- Multiple price reductions = room to negotiate
- 16.68 acres — substantial without being overwhelming to maintain
- 49° North ski area very close — great winter family activity
❌ Cons
- Outbuildings UNKNOWN — critical to verify before offering
- Year built unknown — may have hidden age-related issues
- ~9.5 hr drive from Farmington — long moving haul
- Multiple price reductions may signal underlying issues
- Multi-story layout may not suit all family configurations
💬 Family Fit Notes
- Best schools of any rural listing — major win for kids
- 2,688 sqft gives everyone space — important for family comfort
- 49° North ski area is 20 min — exceptional family winter activity
⚠️ Verify Before Offering
- WHY has it had multiple price reductions? Ask agent directly.
- Confirm outbuilding presence, size, and condition
- Full inspection — year built unknown means unknowns in systems
84
/ 100 ★ Top Pick
111 Tamarack Ln
Dayton, WA 99328 · Columbia County
James's List
Manufactured 1990
$375,000
~$2,494/mo (est.)
$11,250 down @ 3%
Beds/Bath
3 / 2
Sq Ft
1,671
Acres
25.81
Most acreage
Built
1990
Manufactured
Drive
~9 hr
Google Maps
To Town
~7 min
Dayton
Shop
1,080 sqft
Heated + cooler
Status
Active
79
/ 100
💰 Realistic Offer Range
$350,000 – $362,000
- Manufactured home classification significantly shrinks the qualified buyer pool — this is your single biggest lever
- Many conventional lenders won't touch a 1990 manufactured without MH Advantage compliance — ask if it qualifies
- At $375K ask, you're paying a premium that the manufactured label doesn't fully support vs. a comparable site-built
- River frontage + shop are genuinely premium features that soften the discount, so don't go too low or you'll lose it
- Columbia County comps for manufactured-on-land 20+ acres: $320–360K range (2024)
Strategy: Open at $345K citing manufactured financing constraints + school district. Expect counter around $365K. Land at $355–360K. Ask about seller concessions toward closing costs.
⭐ Why It Stands Out: Most acreage (25.81 ac) + 350 ft Touchet River frontage + 1,080 sqft heated shop with walk-in cooler. 7 min to Dayton town center. Not in flood plain. Ski Bluewood 7 miles away.
🏡 Property Highlights
- Most acreage of all 10 properties at 25.81 acres
- 350+ ft Touchet River frontage — fishing, recreation
- 1,080 sqft heated shop with walk-in cooler — excellent workspace
- Ski Bluewood ski area only 7 miles away
- Verified NOT in flood plain (confirmed via listing)
- Only 7 min to Dayton — remarkably close for 25+ acres
📍 Location & Schools
- Dayton SD: GreatSchools 4-5/10
- Small district — limited extracurricular options
- Dayton General Hospital ~10 min
- Dayton: grocery, hardware, charming historic downtown
- Walla Walla wine country 40 min — weekend destination
✅ Pros
- 25+ acres = maximum land for the price among all listings
- River frontage = rare and permanent recreational amenity
- Heated 1,080 sqft shop is outstanding work/hobby space
- Not in flood plain despite river frontage
- Ski access 7 miles — unique value for a mountain family
- Lowest combined drive + acreage value ratio
❌ Cons
- Manufactured home — specialty financing required (FHA Title I, Fannie MH Advantage, or USDA). Higher rates possible.
- 1990 manufactured: HUD inspection may be required
- Schools below state average (4-5/10)
- Columbia County is very rural — limited social/cultural options
- Resale value of manufactured homes appreciates more slowly
💬 Family Fit Notes
- River frontage = magical for kids — swimming, fishing, exploring
- Ski Bluewood 7 mi = family ski days without a long drive
- Dayton is a tight-knit small town — strong community feel
⚠️ Verify Before Offering
- Get pre-approved for manufactured home financing BEFORE touring
- Confirm HUD certification tag is present (required for financing)
- Internet options — rural Columbia County, check Starlink
79
/ 100
⚠️ Status Warning: Multiple sources show this listing as UNDER CONTRACT. Verify with agent — may still fall through.
17 Kingsford Pl
Malo, WA 99150 · Ferry County
James's List
Manufactured 1978
⚠ Under Contract
$325,000
~$2,163/mo (est.)
$9,750 down @ 3%
Beds/Bath
3 / 2
Sq Ft
1,440
Acres
14.85
Built
1978
Manufactured
Drive
~10 hr
Edge of range
To Town
~20 min
Republic
Monthly
~$2,163
Lowest!
Status
Under Contract
62
/ 100
💰 Realistic Offer Range ⚠ UNDER CONTRACT — BACKUP ONLY
$300,000 – $312,000
- Under contract — if you want in, submit a backup offer immediately so you're first in line if it falls through
- 1978 manufactured homes are very difficult to finance conventionally — the current contract may fail on financing
- Ferry County remoteness + limited services + weak schools = legitimate discount factors
- At $325K ask, you're already getting good value; $300–310K would be where comp data supports a backup position
Backup strategy: Submit at $305K cash-equivalent offer or with a strong pre-approval for manufactured home financing. Position as "ready to close fast if primary falls through."
⭐ Why It Stood Out: Lowest monthly payment (~$2,163/mo). Empire Creek frontage + barn with power/water + multiple lean-tos. Kettle Crest Mountain views. Best price-per-outbuilding value on the list — if status clears.
🏡 Property Highlights
- Kettle Crest Mountain views — stunning scenery
- Empire Creek frontage on property
- Barn with power + water + multiple lean-tos
- Lowest asking price ($325K) = lowest monthly payment
- Very remote, exceptional wildlife and hunting access
- Ferry County — some of most scenic terrain in WA
📍 Location & Schools
- Republic SD: GreatSchools ~4/10
- Ferry County is extremely rural — nearest hospital Republic (~20 min, very small)
- Curlew SD or Republic SD — confirm catchment
- Republic (~20 min) has basic groceries/hardware
- Exceptional outdoor recreation — Kettle Range wilderness
✅ Pros
- Lowest monthly cost of all properties at ~$2,163/mo
- Beautiful mountain views + creek + barn package
- 14.85 acres — solid land holding at this price
- Very remote = maximum privacy and quiet
❌ Cons
- Currently UNDER CONTRACT — may not be available
- 1978 manufactured home — oldest manufactured on the list, HUD pre-dates modern standards
- ~10 hr drive — at absolute limit of stated range
- Ferry County extremely remote — emergency services, healthcare very limited
- Schools are weak; limited extracurricular for kids
- Financing for 1978 manufactured may be very difficult
62
/ 100 (if active)
1170 Hodgson Rd N
Evans, WA 99126 · Stevens County
Savanah's List
Manufactured 1980
$395,000
~$2,695/mo (est.)
$11,850 down @ 3%
Beds/Bath
4 / 2
Sq Ft
1,344
Acres
10.6
Seasonal pond
Built
1980
Manufactured
Drive
~9.5 hr
Google Maps
To Colville
~10 min
Outbuildings
Unknown
Status
Verify
70
/ 100
💰 Realistic Offer Range
$370,000 – $382,000
- $395K for a 1980 manufactured is on the high side — comparable 1980s manufactured homes on 10 ac in Stevens County trade $340–380K
- Outbuildings completely unknown — if the tour reveals minimal outbuilding infrastructure, that's immediate pricing leverage ($10–15K gap)
- Location proximity to Colville (schools, hospital) is a genuine premium worth acknowledging in your offer
- Savanah's preference is a valid emotional factor — just don't let it push you above market
Strategy: Open at $368K citing 1980 manufactured financing friction + unknown outbuildings. Use inspection to target $372–378K final with seller credits.
⭐ Why Savanah Chose It: 4 bedrooms on 10.6 acres with a seasonal pond. Only ~10 min from Colville (best schools + services). Stevens County corridor with Savanah's family connection to the area.
🏡 Property Highlights
- 4 bedrooms — one of two 4BR listings on the combined list
- Seasonal pond on property — wildlife, aesthetics
- ~10 min from Colville = best school access of rural listings
- 10.6 acres — good balance of privacy and manageability
- Evans community near Lake Roosevelt NRA
📍 Location & Schools
- Colville SD: Niche B · GreatSchools 6-7/10 (strong)
- Providence St. Joseph's (Colville) ~10-15 min
- Colville full services (grocery, hardware, dining) ~10 min
- Lake Roosevelt (Columbia River) very nearby for recreation
- 49° North ski area ~25 min
✅ Pros
- 4 bedrooms — gives flexibility for guests/office/kids
- Best school access of any rural listing (~10 min to Colville)
- Seasonal pond adds property character and value
- Savanah chose it — strong personal resonance
- Stevens County = known area for the family
❌ Cons
- Manufactured 1980 — specialty financing; 45-yr-old structure
- Outbuildings completely unknown — major gap to fill
- 1,344 sqft — smallest livable square footage on all lists
- $395K for manufactured 1980 feels high relative to value
- Status not confirmed — verify listing is still active
70
/ 100
2477 Cedonia Addy Rd
Addy, WA 99101 · Stevens County
Savanah's List
Site-Built 1910
$289,000
~$1,956/mo (est.)
$8,670 down @ 3%
Beds/Bath
3 / 2
Sq Ft
2,717
Log+addition
Acres
21
Built
1910
Log home
Drive
~9.5 hr
Google Maps
To Colville
~25 min
$/Acre
$13,762
Best value!
Status
Active
83
/ 100
💰 Realistic Offer Range
$268,000 – $278,000
- A 1910 log home is a genuinely rare and desirable asset — but also carries significant unknowns (settling, log rot, chinking, insulation) that justify a meaningful discount from ask
- Listed Feb 2026 — fresh listing, so seller may be testing the market; early offers tend to get attention
- $289K ask for 21 acres + shop + creek in Stevens County is already priced to move; you have room but don't lowball aggressively or you'll lose it
- Best value/acre of all listings at $13,762/ac — the data supports the price, so the inspection is your main lever
- Log home insurance premium could add $50–100/mo to costs — factor into negotiation
Strategy: Open at $265K, noting 1910 structural unknowns. Target $272–275K. Request $5–8K credit toward log structure inspection + chinking repairs. This is exceptional value if inspection is clean.
⭐ Why It Stands Out: Best value-per-acre at $13,762/ac. 1910 log home with addition has character no other property can match. Year-round Smith Creek through the property. 1,520 sqft shop/barn. Fully fenced 21 acres. Lowest price of any site-built WA listing.
🏡 Property Highlights
- 1910 log home + addition — irreplaceable character and craftsmanship
- Year-round Smith Creek runs through property
- 1,520 sqft shop/barn + lean-to + chicken/goat sheds
- Fully fenced 21 acres — animal-ready
- Best value-per-acre of any listing at $13,762/ac
- Paved access to Hwy 395 — good road access for rural property
📍 Location & Schools
- Summit Valley School (K-8 in Addy, very small district)
- High school likely Colville SD (~25 min) — Niche B, 6-7/10
- Providence St. Joseph's (Colville) ~25 min
- Colville full services ~25 min via Hwy 395
- Columbia River recreation (Lake Roosevelt) nearby
✅ Pros
- Lowest price of all site-built WA listings at $289K
- Log home character is unique and desirable
- 21 fully fenced acres = real working farm potential
- Year-round creek — water feature + livestock potential
- 1,520 sqft shop is substantial work/storage space
- Paved road access — no gravel concerns in winter
- Freshest listing (listed Feb 2026)
❌ Cons
- 1910 structure — logs may have settling, rot, or insulation issues
- "Ready for your personal touch" = some work needed
- Loft bedrooms — may not feel like proper rooms for older kids
- Summit Valley K-8 is very small — limited peer group for kids
- Only 1 bath listed (verify if second bath is full or half)
- Log home insurance can be higher and harder to obtain
💬 Family Fit Notes
- Year-round creek is perfect for kids' exploration and play
- Chicken/goat sheds already in place — farm animal experience for kids
- Lower mortgage leaves budget for improvements and family activities
⚠️ Verify Before Offering
- Log structure inspection — specifically check for rot, settling, chinking
- Confirm bathroom count and which school district for HS
- Wildfire risk for Addy corridor — check Oregon/WA wildfire risk maps
83
/ 100 ★ Strong Value
267 Black Tail Ln
Grangeville, ID 83530 · Idaho County
James's List
Site-Built 1977
$525,000
~$3,502/mo (est.)
$15,750 down @ 3%
Beds/Bath
3 / 2
Sq Ft
2,528
Acres
~1.5
Verify w/ agent
Built
1977
Remodeled kitchen
Drive
~9h 20m
Google Maps
To Town
In town
South Grangeville
Hospital
Syringa
In town
Status
Active
68
/ 100
💰 Realistic Offer Range
$495,000 – $510,000
- $525K is the highest price on our full list — on only ~1.5 acres, the $/acre is steep compared to 5–20 ac WA listings
- Remodeled kitchen and spring-fed pond add genuine value, but 1977 structure still carries systems-age risk (HVAC, plumbing, electrical)
- Idaho County rural comps: Grangeville 3bd site-built on small lots trade $380–500K range — $525K is at the top
- In-town convenience (hospital, schools, shopping within minutes) is a real premium worth paying for
Open at $490K citing limited acreage + 1977 systems age. Target $500–508K. The remodel quality and pond are real value — don't lowball too aggressively or you'll lose it.
Key Data: Sweeping prairie views with epic sunsets. Spring-fed pond teeming with wildlife. Fully remodeled kitchen with granite, copper sink, walk-in pantry. In-town convenience — schools, hospital, downtown all minutes away. But only ~1.5 acres and highest price on the list at $525K.
🏡 Property Highlights
- Sweeping prairie views with epic sunsets from the property
- Spring-fed pond teeming with wildlife
- Remodeled kitchen: stamped copper sink, granite island, new cabinets, coffee bar, walk-in pantry, new appliances
- Vaulted living room with wood stove insert
- 2,528 sqft — spacious layout for 3 bed / 2 bath
📍 Location & Schools
- Mountain View SD #244 — Grangeville Elementary/Middle + High School
- Syringa Hospital & Clinics — in town, 24/7 acute care
- Full services in Grangeville (pop. ~3,500) — grocery, hardware, dining
- Minutes from Nez Perce National Forest
- South side of town — convenient access to everything
✅ Pros
- Best in-town convenience of any Idaho listing — walk to everything
- Remodeled kitchen is move-in ready and high quality
- Spring-fed pond is a unique feature kids will love
- Hospital in town — peace of mind for family
- Wood stove insert for supplemental heating / cozy factor
❌ Cons
- Highest price on entire list at $525K (~$3,502/mo)
- Only ~1.5 acres — very limited for homesteading/livestock goals
- No outbuildings mentioned — would need to build shop/barn
- 1977 structure — HVAC, plumbing, electrical may need updating
- Lot size unverified — some sources mention 24 ac (confirm with agent)
💬 Family Fit Notes
- Pond is a dream for kids — frogs, birds, fishing, nature exploration
- In-town location means kids can walk/bike to school and friends
- Remodeled kitchen makes daily family life comfortable from day one
⚠️ Verify Before Offering
- Confirm actual lot size — 1.5 ac vs. 24 ac is a massive difference
- Well GPM — not listed, verify with listing agent
- 1977 systems age — get full inspection on HVAC, plumbing, electrical
68
/ 100
127 Golden Rod Ln
Elk City, ID 83525 · Idaho County
James's List
Site-Built ~2015
$490,000
~$3,265/mo (est.)
$14,700 down @ 3%
Beds/Bath
2 / 2
Only 2 bed
Sq Ft
2,200
Acres
3.23
Built
~2015
Verify w/ agent
Drive
~10h 50m
⚠ Near limit
To Grangeville
~51 mi
1h 31m
Hospital
51 mi
Syringa, Grangeville
Status
Active
55
/ 100
💰 Realistic Offer Range
$450,000 – $465,000
- Elk City is extremely remote (pop. ~170) — very limited buyer pool means strong negotiation position
- Only 2 bedrooms on 3.23 acres at $490K is a tough sell for families — that's significant leverage
- Hospital is 51 miles away — a real safety concern that limits buyer interest
- Newer build (~2015) reduces inspection risk, but remoteness and bedroom count are strong levers
Open at $445K citing 2-bedroom limitation + extreme remoteness. Target $455–462K. The location alone justifies 5–8% below ask — very few competing buyers in Elk City.
Key Data: Remote backcountry cabin near Elk City — exceptional hunting, fishing (South Fork Clearwater River), and wilderness access. Newer build on 3.23 acres. But only 2 bedrooms, hospital 51 miles away, and ~10h 50m drive pushes the range limit.
🏡 Property Highlights
- Remote mountain/backcountry setting — true wilderness living
- World-class elk hunting and fishing (South Fork Clearwater River)
- Newer construction (~2015) — fewer deferred maintenance concerns
- 3.23 acres in pristine Idaho backcountry
- End-of-road wilderness access — Hwy 14 ends at Elk City
📍 Location & Schools
- Mountain View SD #244 — Elk City School (K-8, very small)
- Syringa Hospital, Grangeville — 51 miles / 1.5 hr drive
- Syringa outreach clinic in Elk City — 1st Thursday/month only (10am-2pm)
- Grangeville full services ~51 miles away
- Winter road conditions can be challenging on Hwy 14
✅ Pros
- Ultimate privacy and wilderness immersion
- Newer build — less deferred maintenance risk
- World-class outdoor recreation at your doorstep
- Strong negotiation position due to tiny buyer pool
❌ Cons
- Only 2 bedrooms — insufficient for a growing family
- Hospital 51 miles away — serious safety concern
- ~10h 50m drive — exceeds the 10-hr target
- Elk City pop. ~170 — extremely limited services and social life
- K-8 school only — high school requires distant commute or relocation
- Winter isolation — Hwy 14 can be treacherous
💬 Family Fit Notes
- Dream property for outdoor enthusiasts — hunting, fishing, hiking from the door
- Only 2 bedrooms is a hard constraint with kids — would need addition or conversion
- Hospital distance is the #1 family safety concern — 51 mi in winter is risky
⚠️ Verify Before Offering
- Confirm year built — ~2015 is cross-referenced estimate, not confirmed
- Well GPM and septic capacity — critical for remote properties
- Winter road access — does Hwy 14 get plowed reliably to Elk City?
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126 Shira Rd
Clearwater (Stites), ID 83552 · Idaho County
James's List
Manufactured 2007
$499,000
~$3,326/mo (est.)
$14,970 down @ 3%
Beds/Bath
3 / 2
Sq Ft
1,260
Smallest house
Acres
5
Built
2007
Skyline mfg home
Drive
~8h 40m
Google Maps
To Kooskia
~4 mi
Basic services
Hospital
~22 mi
Syringa, Grangeville
Status
Active
72
/ 100
💰 Realistic Offer Range
$460,000 – $475,000
- Manufactured home (even on full foundation with log siding) depreciates differently — lenders and appraisers treat it differently than site-built
- $499K for 1,260 sqft manufactured home is a tough comp — the outbuildings and improvements carry the value
- Listing notes "huge price drop" (was ~$519K) — seller already acknowledging market resistance
- Creek, barn with horse stalls, greenhouse, meat shop, orchard — these improvements genuinely add $50-80K in value
Open at $455K citing manufactured home depreciation + small sqft. Target $465–472K. The outbuilding package is exceptional — don't undervalue it, but the manufactured label gives you legitimate leverage.
⭐ Why It Stands Out: Best outbuilding package of any Idaho listing. Year-round creek with fish. Big barn with custom horse stalls. Complete meat shop with walk-in cooler. Greenhouse. Producing orchard (grapes, apples, berries). 200+ evergreens create park-like setting. But manufactured home at 1,260 sqft is the smallest house on the list.
🏡 Property Highlights
- Year-round creek with fish running through property
- Big new barn with custom horse stalls
- Complete meat shop with walk-in cooler — process your own game/livestock
- New greenhouse for year-round growing
- Producing orchard: grapes, apples, berries
- 24x24 detached shop/garage
- 200+ large evergreens — park-like setting with wildlife
- Rustic log siding gives cabin-like appearance
📍 Location & Schools
- Mountain View SD #244 — Clearwater Valley Elementary (K-6) + Jr/Sr High (7-12) in Kooskia
- Syringa Hospital, Grangeville ~22 mi; St. Mary's Cottonwood ~30 mi
- Kooskia (~4 mi) for basic services; Grangeville (~22 mi) for full services
- Near South Fork Clearwater River — excellent fishing
- Stites/Clearwater community (pop. ~200)
✅ Pros
- Best outbuilding package of Idaho listings — barn, meat shop, greenhouse, shop
- Year-round creek is exceptional for livestock, irrigation, and kids
- Producing orchard = food independence from day one
- Closest Idaho drive at ~8h 40m — well within 10-hr target
- 5 acres with park-like evergreen setting
- Meat shop with walk-in cooler is a rare, high-value feature
❌ Cons
- Manufactured home — specialty financing, potentially higher rates
- 1,260 sqft is the smallest house on the entire list
- $499K for manufactured = high $/sqft (the value is in improvements)
- Small school district — limited peer group for kids
- 22 miles to nearest hospital
💬 Family Fit Notes
- Creek + barn + orchard = kids' paradise for outdoor education and play
- Meat shop enables full self-sufficiency for hunting family
- 1,260 sqft will feel tight with a growing family — consider if addition is feasible
⚠️ Verify Before Offering
- Manufactured home financing — confirm lender will finance at competitive rate
- Well GPM and septic — critical for 5-acre property with livestock potential
- Foundation type — full foundation vs. pier-and-beam affects appraisal significantly
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688 Cove Rd
Grangeville, ID 83530 · Idaho County
Claude-Found
Site-Built 2025
$389,000
~$2,592/mo (est.)
$11,670 down @ 3%
Beds/Bath
3 / 2
Sq Ft
~1,500
1,440 finished
Acres
5.99
Built
2025
Brand new!
Drive
~9h 20m
Google Maps
To Town
Minutes
Grangeville
Hospital
Syringa
In town
Status
Active
75
/ 100
💰 Realistic Offer Range
$370,000 – $382,000
- Price discrepancies across sources ($389K–$428K) suggest some confusion — verify actual current ask before offering
- New construction means no deferred maintenance, but also means builder likely has a price floor
- 6 acres of mature timber near Grangeville is genuinely desirable — adds real value
- Guest house (160 sqft with bathroom) is a nice bonus — rental/office income potential
Verify current price first. If $389K: open at $368K citing small sqft + no outbuildings. Target $378–385K. If $428K: more room — open at $395K. The new build + guest house + timber are strong value.
⭐ Why It Stands Out: Brand new 2025 cabin on 6 timbered acres with privacy. Oak hardwood floors, wood stove, custom tiled shower. Bonus 160 sqft guest house with its own bathroom. Best price of any Idaho listing at $389K (~$2,592/mo). Minutes from Grangeville services. No outbuildings yet, but leveled area ready for future garage/shop.
🏡 Property Highlights
- Brand new 2025 construction — zero deferred maintenance
- 5.99 acres of mature timber — privacy and beauty
- Oak hardwood floors throughout
- Wood stove for supplemental heating / cabin ambiance
- 160 sqft detached guest house with its own bathroom
- 3 young pear trees planted
- Firewood shed + leveled area for future garage/shop
📍 Location & Schools
- Mountain View SD #244 — Grangeville schools
- Syringa Hospital & Clinics — in town, minutes away
- Grangeville full services minutes away
- Minutes from Nez Perce National Forest and Clearwater River
✅ Pros
- Best price of any Idaho listing at $389K / $2,592/mo
- Brand new — no repairs, no surprises, full warranty
- 6 acres mature timber = privacy + beauty + firewood
- Guest house = rental income, home office, or guest quarters
- Hospital and schools in town — practical for family
- Open-concept layout with quality finishes (oak, tile, wood stove)
❌ Cons
- No outbuildings — would need to build shop/barn from scratch
- ~1,500 sqft is on the smaller side for 3 bed / 2 bath
- Price discrepancy ($389K–$428K) across sources — verify before offering
- Timbered acres = limited pasture/garden space without clearing
- New build = no established landscaping, garden, or fruit trees (beyond 3 pear)
💬 Family Fit Notes
- New build means move-in ready with no renovation stress
- Guest house is perfect for grandparents visiting or future teen hangout
- Lowest monthly payment of ID listings = more budget for building outbuildings over time
⚠️ Verify Before Offering
- Confirm actual current asking price — multiple MLS numbers and price points exist
- Well GPM and septic — new build should have recent reports
- Verify total finished sqft — sources show 1,440–1,600 range
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4616 S Hwy 395
Clayton, WA 99110 · Stevens County
Claude-Found
Site-Built 1960
$425,000
~$2,832/mo (est.)
$12,750 down @ 3%
Beds/Bath
3 / 2
Sq Ft
1,626
Acres
10
Built
1960
Needs some TLC
Drive
~7h 30m
Shortest ID/WA
To Deer Park
~15 mi
Full services
To Spokane
~40 mi
Major city
Status
Active
76
/ 100
💰 Realistic Offer Range
$395,000 – $410,000
- Seller already offering $10,000 buyer credit — signals willingness to deal and property may have been sitting
- 1960 ranch needing TLC on 10 acres — "solid bones" language means work is needed
- Listed Nov 2025 — 3+ months on market by now, significant DOM leverage
- Water rights retained is a genuinely valuable asset — increasingly rare in WA
- 10 usable acres with outbuildings and pond at $425K is competitive for Stevens County
Open at $390K citing 1960 age + TLC needed + 3+ months DOM. Factor in the $10K credit on top. Target $400–408K net (after credit). The water rights and 10 acres are the real value here.
⭐ Why It Stands Out: 10 usable acres with mountain views, multiple outbuildings (barns, sheds, 4 carports), private pond, and water rights — a valuable asset that's increasingly hard to find. Metal roof. Seller offering $10K buyer credit. Shortest drive of new listings at ~7h 30m. Needs TLC but has solid bones and functional layout.
🏡 Property Highlights
- 10 usable acres — open pasture with mountain views
- Private pond on the property
- Water rights retained — increasingly rare and valuable
- Multiple outbuildings: barns, sheds, 4 carport spaces
- Metal roof — long-lasting, low maintenance
- Gas fireplace + electric baseboard + propane heating
- Seller offering $10,000 buyer credit
📍 Location & Schools
- Deer Park School District
- Deer Park Health Center ~15 mi; Providence Sacred Heart (Spokane) ~40 mi
- Deer Park ~15 mi for basic services; Spokane ~40 mi for full metro services
- On Hwy 395 — direct highway access, no remote gravel roads
- Clayton/Deer Park corridor — ~40 mi north of Spokane
✅ Pros
- 10 acres — most acreage of any new listing
- Water rights = long-term value and irrigation capability
- Shortest drive of new listings at ~7h 30m
- $10K buyer credit + 3+ months DOM = negotiation leverage
- Multiple outbuildings already in place
- Closest to Spokane metro of any rural listing (~40 mi)
- Metal roof — no roof replacement on the horizon
❌ Cons
- 1960 ranch "needs TLC" — renovation costs could be significant
- 1,626 sqft is modest for 3 bed on 10 acres at $425K
- On Hwy 395 — highway noise/traffic may reduce rural feel
- Crawl space basement — not a full basement
- 3+ months on market — investigate why it hasn't sold
💬 Family Fit Notes
- Pond + 10 acres + outbuildings = kids' dream property for animals and play
- Closest to Spokane means access to doctors, shopping, activities
- TLC needed means you can renovate to your family's exact preferences
⚠️ Verify Before Offering
- Scope of "TLC needed" — get detailed inspection to estimate renovation budget
- Water rights details — what type, what volume, what restrictions?
- Why 3+ months on market — price too high, condition issues, or just rural?
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