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© 2026 OnePercent · Estimates carry bands, never promises.the line

5249 Happy Hill Rd, Tumtum, WA 99034 — $649,000 · 5bd · ~0.5% rule | OnePercent

5249 Happy Hill Rd, Tumtum, WA 99034

$649,000

Overview Financials Comps Location Analysis Calculator Nearby Risk Neighborhood Market

Home·Tumtum 99034·5249 Happy Hill Rd, Tumtum, WA 99034

Last confirmed 3 days ago

5249 Happy Hill Rd, Tumtum, WA 99034

5 bd · 2 ba · 3,216 sqft · built 2010 · Tumtum · SINGLE_FAMILY·source listing ↗

$649,000

rent, three ways

OnePercent model (vv1)$3,319/mo

p10–p90 confidence band

HUD Fair Market Rent · 99034 · 5BR—

Area comps median (last 90d)—

FMR from HUD SAFMR FY2026. Never a naked estimate.

the locale

County

Stevens

Flood risk indexRelatively Low FEMA NRI

Median household income—

Median area rent—

Median home value—

the verdict

0.51%vs 1.0% target

Modeled rent: $3,319/morent estimate
Property tax: —listing
Insurance: $1,322/yrstate avg
HOA: Nonelisting

Cap rate: 3.3%
Cash flow: $1,475/mo
Cash-on-cash: -11.9%

financing: 20% down · — (FRED, live) · 30yr

$649,000

0.51% · rent $3,319

Intrinsic value · income approach

$716,608

9% below intrinsic value

Value = net operating income ÷ market cap rate. Not investment advice.

Ten-year owner return

Equity multiple, per-year cash flow, and appreciation modeling are a Pro feature.

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