It's a big house on 20 acres, right down the street from a ministry school that  is doing a $96 million dollar expansion on their school, and has no dorm space.

Rents are going down in seattle as amazon is pulling back on expansion.

Expansion is a great thing.

@Blake LowdermanI would look deeply into the properties past rental performance. if the numbers are EXACTLY as you mentioned I would consider the deal.buying at these terms can be tempting but you have to make sure you are not "buying" some one else problems. definitely research the past years income and expanses and verify the numbers.I have personally dealt with properties in small towns like these - its a bumpy ride:-)

Your "problems" will arise in collecting rent (dependent on park demographics), dealing with the municipality/city (infrastructure issues) and expansion.

Along with the expansion of Grant Road, we predict that homes in this area are going to increase in value, rapidly.

However, I think the SGF market will continue to stay strong due to expansion of local industries, even after a slight correction or leveling out.The raw land we are currently developing is what we picked up in the downturn between '07-'10 at foreclosure/bankruptcy pricing. 

What are your goals with the investment, is it a buy and hold strategy, value add, expansion ? 

If I add the capital expanses, vancancy and repairs back in it cashflows at $225/mo. 

Make sure that in the area they're not going to expand rent control  Look up AB1506 in California a lot of tenant and tenants union groups are trying to expand rent control to single family houses, condos and post 1990s built properties https://www.economist.com/blogs/economist-explains...Expansion ab 1506 https://sf.curbed.com/2018/1/9/16871314/rent-contr...http://www.tenantstogether.orgthis is a group that is heavily funded by political movements trying to expand housing authorities that will lock rents in different areas.