2141 N Columbia River Rd · Richland, WA 99301

$3,195

3 bd · 4.0 ba · 3,360 sqft · SingleFamily public records · 29 Days on market

Built 1992 7.47 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECTACULAR doesn't begin to describe this stunning custom contemporary home full of drama and design surprises situated and planned to maximize the natural riverside setting. .. .simply irresistable!!! Almost every interior surface has been updated in the recent past. .. .bamboo flooring, tile, corian, solid wood cabinetry, tiled baths, newer stove and microwave, updated lighting. This is a TRULY a one of a kind property nestled in the tranquility of the noted Columbia River's REACH. .. .don't miss it!!!

Key facts

• Double vanity
• Eat-at island
• Tiled walk-in shower

Tags

• STONE COUNTERTOPS
• WALK-IN PANTRY
• EAT-AT ISLAND
• PRIVATE EN SUITE BATHROOM
• DOUBLE VANITY
• TILED WALK-IN SHOWER

Property features AI

Finance

• Financial info: Annual property tax listed

Exterior

• Parking: Two total parking spaces; Two covered parking spaces; Two-car garage
• Home design: Single-family residence; Two-story home; New construction
• Construction: Site-built on owned lot
• Exterior features: Approximately 7.47-acre lot; Zoned for single-family residential

Interior

• Bathrooms: Three full bathrooms
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Recommended offer: $3k (1.5% below list) — sets the bar for market timing.
• Cap rate 645.6% vs local median 2.8% in 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 79/100 on livability (#112 in WA, #2,258 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: cost of living C-, amenities F.
• Pasco School District (suburban): math 31% / reading 40% proficiency, ranked #242 of 291 in WA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 705 active listings in the ZIP; solid renter incomes; 981 units permitted in Franklin County in 2024 (517 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $22 of loan paydown is wiped out by about $96 of value loss. Plan a longer hold.
• Franklin County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $895 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,147 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 68.32% ✓
• Cap rate: 645.64%
• Cash-on-cash: 2283.39%
• DSCR: 102.60
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.99% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 119.20×
• Total profit: $105,737
• Equity at exit: $476

10-year hold

• IRR: —
• Equity multiple: 250.26×
• Total profit: $222,984
• Equity at exit: $276

Cash invested: $895 (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 99301

• Rents YoY: 2.0%
• Active inventory: 705
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$17
• Tax est. 1.5%: −$4 /mo · $48/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,702

Break-even live

Break-even rent $28

Max offer price $3,195

Occupancy floor 17%

Sensitivity live

Price	-10% $1,704	-5% $1,703	+0% $1,702	+5% $1,701	+10% $1,700
Rent	-10% $1,530	-5% $1,616	+0% $1,702	+5% $1,788	+10% $1,875
Rate	-1.0pp $1,704	-0.5pp $1,703	base $1,702	+0.5pp $1,701	+1.0pp $1,701

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: $799
• Closing costs: $96
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $3,195 Active 29 DOM
2. 2026-06-17
   days on market $3,195 Active 28 DOM
3. 2026-06-16
   days on market $3,195 Active 27 DOM
4. 2026-06-15
   days on market $3,195 Active 26 DOM
5. 2026-06-14
   days on market $3,195 Active 24 DOM
6. 2026-06-13
   days on market $3,195 Active 23 DOM
7. 2026-06-10
   days on market $3,195 Active 21 DOM
8. 2026-06-09
   days on market $3,195 Active 20 DOM
9. 2026-06-08
   days on market $3,195 Active 19 DOM
10. 2026-06-07
    days on market $3,195 Active 18 DOM
11. 2026-06-02
    days on market $3,195 Active 13 DOM
12. 2026-06-01
    days on market $3,195 Active 12 DOM
13. 2026-05-31
    days on market $3,195 Active 11 DOM
14. 2026-05-30
    days on market $3,195 Active 10 DOM
15. 2026-05-22
    listed $3,195
16. 2026-05-20
    listed $3,195 Active
17. 2009-08-31
    soldstatus $450,000 510-char remark

    Show marketing remark (510 chars)

    SPECTACULAR doesn't begin to describe this stunning custom contemporary home full of drama and design surprises situated and planned to maximize the natural riverside setting. .. .simply irresistable!!! Almost every interior surface has been updated in the recent past. .. .bamboo flooring, tile, corian, solid wood cabinetry, tiled baths, newer stove and microwave, updated lighting. This is a TRULY a one of a kind property nestled in the tranquility of the noted Columbia River's REACH. .. .don't miss it!!!

18. 2009-08-31
    soldstatus $450,000

    Show marketing remark (510 chars)

    SPECTACULAR doesn't begin to describe this stunning custom contemporary home full of drama and design surprises situated and planned to maximize the natural riverside setting. .. .simply irresistable!!! Almost every interior surface has been updated in the recent past. .. .bamboo flooring, tile, corian, solid wood cabinetry, tiled baths, newer stove and microwave, updated lighting. This is a TRULY a one of a kind property nestled in the tranquility of the noted Columbia River's REACH. .. .don't miss it!!!

19. 2009-06-24
    listed $475,000 510-char remark

    Show marketing remark (510 chars)

    SPECTACULAR doesn't begin to describe this stunning custom contemporary home full of drama and design surprises situated and planned to maximize the natural riverside setting. .. .simply irresistable!!! Almost every interior surface has been updated in the recent past. .. .bamboo flooring, tile, corian, solid wood cabinetry, tiled baths, newer stove and microwave, updated lighting. This is a TRULY a one of a kind property nestled in the tranquility of the noted Columbia River's REACH. .. .don't miss it!!!

20. 1999-04-21
    soldstatus $305,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,193
• − Mortgage interest: −$179
• − Property taxes: −$48
• − Insurance: −$16
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$93
• Taxable income: $21,666
• Est. tax owed @ 24.0%: −$5,200
• After-tax cash flow: $15,227/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: Pasco School District
• NCES district ID: 5306570
• Math proficiency: 31% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $54,454
• Composite: 33.78/100
• National rank: #10401
• State rank: #242 of 291 in WA

Livability — Richland

• Score: 79/100
• State rank: #112
• US rank: #2258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 87,044 people
• City population: 62,989
• Metro: Kennewick-Richland, WA
• Population (ZIP): 87,044
• Household income: $87,951
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1556.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 108,530 people
• By 2030: 118,705 · +9.4%
• By 2040: 140,053 · +29.0%
• By 2050: 162,360 · +49.6%
• By 2075: 217,667 · +100.6%
• By 2100: 264,533 · +143.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 37% Two or more races 22% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 47% Russian/Polish/Slavic 2% Other Asian/Pacific 0%

Political lean MEDSL · Franklin

• 2024 margin: Strong R (+22.7) · D 37.4% · R 60.1% · Other 2.4%
• 2008→2024 swing: +1.0pp toward D · 2008: -23.7pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+14.5 2016: R+17.1 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -331.74%
• Current HPI: 284.481
• Rent YoY: ▲ 1.99%
• 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

-99.0% since first listed

6 events — show timeline

• 2026-05-22 Listed for Rent $3,195 APPFOLIO
• 2026-05-20 Listed $3,195 PACMLS
• 2009-08-31 Sold (Public Records) $450,000 Public Records
• 2009-08-31 Sold (MLS) $450,000 PACMLS
• 2009-06-24 Listed $475,000 PACMLS
• 1999-04-21 Sold (Public Records) $305,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $9,161 · +3.5% YoY. Source: county tax records.