6703 Haag St · West Richland, WA 99353

$164,900

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 34 Days on market

Built 1993 $106/sqft · 24% above area Est $132k · 24% over

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dont miss this opportunity to purchase a great affordable home in West Richland. Lots of great features such as, vaulted ceilings, huge bedrooms, and a big open kitchen with nice cabinets. Dining room is big enough for large table, with china hutch built in. Enjoy swimming in the community pool in the hot summer months, along with the weight room that all park members can enjoy. Schedule your appointment today to come view your new home. More pictures coming Wednesday

Key facts

• Remodeled
• Brand new appliances
• Brand new roof

Tags

• REMODELED
• BRAND NEW ROOF
• BRAND NEW APPLIANCES
• MOVE IN READY
• DESERT VIEW PARK AMENITIES

Property features AI

Finance

• Other: Manufactured home park approved for sale
• Financial info: Land lease: $675; Listing terms: Cash
• HOA & community: Located in Desert View park; Park amenities include clubhouse, exercise room, playground, and pool

Exterior

• Parking: 2 open uncovered parking spaces; RV parking available in the park
• Utilities: Public water
• Home design: Manufactured double-wide home; One level; Has a view; Mobile home remains in place
• Construction: Wood construction; Composition roof
• Exterior features: Wood products siding; Patio/porch/deck

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Electric energy source
• Interior features: Vaulted ceilings; Walk-in closet; Double pane windows; Patio/porch/deck
• Laundry & utility: Washer; Dryer; Tie down foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.2% in West Richland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#236 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Richland School District (urban): math 52% / reading 64% proficiency, ranked #61 of 291 in WA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 243 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Benton County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $165k implies a 560% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 5.6

CMA / ARV

• ARV (median comp): $132,500
• List price: $164,900
• Delta: 24.45%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6511 James St	0.25mi	3/2.0	1,536 (-2%)	3mo	$140,000	$91	84
6755 Desert View Dr	0.06mi	3/2.0	1,560 (0%)	24mo	$140,000	$90	77
6710 James St	0.25mi	3/2.0	1,440 (-8%)	2mo	$159,000	$110	74
6200 James St	0.41mi	3/2.0	1,568 (+0%)	11mo	$160,000	$102	71
6501 James St	0.28mi	3/2.0	1,560 (0%)	19mo	$90,000	$58	71
6633 Desert View Dr	0.11mi	4/2.0 (+1)	1,716 (+10%)	11mo	$110,000	$64	64
302 Tumbleweed Ct	0.29mi	3/2.0	1,724 (+10%)	6mo	$150,000	$87	64
103 N 62nd Ave	0.34mi	3/2.0	1,512 (-3%)	23mo	$139,000	$92	60
6502 James St	0.28mi	2/2.0 (-1)	1,500 (-4%)	22mo	$105,000	$70	57

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.0%
• Equity multiple: 1.77×
• Total profit: $35,577
• Equity at exit: $24,587

10-year hold

• IRR: 27.3%
• Equity multiple: 3.40×
• Total profit: $111,017
• Equity at exit: $14,258

Cash invested: $46,172 (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 99353

• Active inventory: 243
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,471 high
• Mortgage (P&I): −$865
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $979

Break-even live

Break-even rent $1,232

Max offer price $164,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,072	-5% $1,026	+0% $979	+5% $932	+10% $886
Rent	-10% $784	-5% $882	+0% $979	+5% $1,077	+10% $1,174
Rate	-1.0pp $1,062	-0.5pp $1,021	base $979	+0.5pp $936	+1.0pp $893

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6855 Cyprus Loop West Richland, WA	3.0	2.0	2185	$3,395	$1.55	22d	1	0.53mi
859 Duke Ln West Richland, WA	3.0	2.5	1472	$2,095	$1.42	14d	1	0.73mi
977 Creer Way Unit D-111 West Richland, WA	3.0	2.5	1233	$1,995	$1.62	22d	1	0.80mi
977 Creer Way Unit D-112 West Richland, WA	3.0	2.5	1233	$2,095	$1.70	14d	1	0.80mi
7752 Ranchland Ln West Richland, WA	4.0	2.5	2050	$2,495	$1.22	14d	1	0.85mi
8152 Paradise Way West Richland, WA	2.0–3.0	2.0–2.5	1262	$2,595	$2.06	14d	7	1.11mi

Listing history 19 events

1. 2026-06-18
   days on market $164,900 Active 34 DOM
2. 2026-06-17
   days on market $164,900 Active 33 DOM
3. 2026-06-16
   days on market $164,900 Active 32 DOM
4. 2026-06-15
   days on market $164,900 Active 31 DOM
5. 2026-06-14
   days on market $164,900 Active 29 DOM
6. 2026-06-13
   days on market $164,900 Active 28 DOM
7. 2026-06-10
   days on market $164,900 Active 26 DOM
8. 2026-06-09
   days on market $164,900 Active 25 DOM
9. 2026-06-08
   days on market $164,900 Active 24 DOM
10. 2026-06-07
    days on market $164,900 Active 23 DOM
11. 2026-06-05
    days on market $164,900 Active 20 DOM
12. 2026-06-03
    days on market $164,900 Active 19 DOM
13. 2026-06-02
    days on market $164,900 Active 18 DOM
14. 2026-06-01
    days on market $164,900 Active 17 DOM
15. 2026-05-31
    days on market $164,900 Active 16 DOM
16. 2026-05-30
    days on market $164,900 Active 15 DOM
17. 2026-05-15
    listed $164,900 Active
18. 2016-08-31
    soldstatus $25,000 472-char remark

    Show marketing remark (472 chars)

    Dont miss this opportunity to purchase a great affordable home in West Richland. Lots of great features such as, vaulted ceilings, huge bedrooms, and a big open kitchen with nice cabinets. Dining room is big enough for large table, with china hutch built in. Enjoy swimming in the community pool in the hot summer months, along with the weight room that all park members can enjoy. Schedule your appointment today to come view your new home. More pictures coming Wednesday

19. 2016-07-23
    listed $29,950 472-char remark

    Show marketing remark (472 chars)

    Dont miss this opportunity to purchase a great affordable home in West Richland. Lots of great features such as, vaulted ceilings, huge bedrooms, and a big open kitchen with nice cabinets. Dining room is big enough for large table, with china hutch built in. Enjoy swimming in the community pool in the hot summer months, along with the weight room that all park members can enjoy. Schedule your appointment today to come view your new home. More pictures coming Wednesday

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$1,138/yr (+$95/mo · 237.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,658
• − Mortgage interest: −$9,237
• − Property taxes: −$478
• − Insurance: −$824
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − Depreciation: −$4,797
• Taxable income: $9,576
• Est. tax owed @ 24.0%: −$2,298
• After-tax cash flow: $9,452/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: Richland School District
• NCES district ID: 5307320
• Math proficiency: 52% ▬ 0.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $70,475
• Composite: 53.04/100
• National rank: #3244
• State rank: #61 of 291 in WA

Livability — West Richland

• Score: 71/100
• State rank: #236
• US rank: #7220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Richland, WA
• County: Benton County · 186,895 people
• City population: 19,251
• Metro: Kennewick-Richland, WA
• Population (ZIP): 19,251
• Household income: $121,845
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 254.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 219,421 people
• By 2030: 233,813 · +6.6%
• By 2040: 262,134 · +19.5%
• By 2050: 290,100 · +32.2%
• By 2075: 363,525 · +65.7%
• By 2100: 418,667 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 10% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+21.9) · D 37.7% · R 59.6% · Other 2.7%
• 2008→2024 swing: +4.2pp toward D · 2008: -26.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+21.0 2016: R+26.6 2012: R+27.0 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.63%
• Current HPI: 239.5096
• Rent YoY: —
• Metro: Kennewick-Richland, WA
• 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

+450.6% since first listed

3 events — show timeline

• 2026-05-15 Listed $164,900 NWMLS as Distributed by MLS Grid
• 2016-08-31 Sold (MLS) $25,000 PACMLS
• 2016-07-23 Listed $29,950 PACMLS

Property tax history

+1.8%/yr

Latest (2026): $478 · -11.0% YoY. Source: county tax records.