680 Marysville Way · Richland, WA 99352

$2,095

3 bd · 2.0 ba · 1,235 sqft · SingleFamily public records · 34 Days on market

Built 2019 5,227 sqft lot $2/sqft · 99% below area

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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
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

We do not accept 3rd party applications or viewing requests. 3 Bedrooms, 2 Baths 1235 sqft Home in South Richland Welcome home to this beautifully maintained South Richland rental offering 1,235 square feet with 3 bedrooms and 2 bathrooms. The open-concept main living area is filled with natural light, creating a bright and inviting atmosphere perfect for relaxing or entertaining. The stylish kitchen features a fully tiled backsplash, abundant cabinetry in a modern dark finish, and durable solid-surface countertops. The spacious primary suite includes dual closets for extra storage, while the private en suite bathroom offers a double vanity and a large glass-door standing shower. Two addit

Key facts

• Double vanity
• Dual closets
• 5,227 sq ft lot

Tags

• FULLY TILED BACKSPLASH
• SOLID-SURFACE COUNTERTOPS
• DUAL CLOSETS
• PRIVATE EN SUITE BATHROOM
• DOUBLE VANITY
• FULLY FENCED BACKYARD

🏷️ Possibly a rental listed for sale. The $2,095 price doesn't fit this home's estimated sale value (~$418,965) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 924.4% vs local median 2.9% 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.
• Kennewick School District (urban): math 43% / reading 58% proficiency, ranked #141 of 291 in WA (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 544 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $14 of loan paydown is wiped out by about $63 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 + 1.6% rent growth), your $587 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,032 (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 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?
4. 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?
5. 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.
6. 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.
7. 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: 97.72% ✓
• Cap rate: 924.40%
• Cash-on-cash: 3278.94%
• DSCR: 146.89
• GRM: 0.1

CMA / ARV

• ARV (median comp): $418,965
• List price: $2,095
• Delta: -99.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10562 Clearwater Dr	0.29mi	3/2.5	1,193 (-3%)	1mo	$379,500	$318	78
222 N Dewberry Pl	0.58mi	3/2.0	1,235 (0%)	1mo	$388,850	$315	72
9315 W 6th Pl	0.50mi	3/2.0	1,235 (0%)	8mo	$379,900	$308	70
9336 W 7th Pl	0.51mi	3/2.0	1,244 (+1%)	9mo	$386,925	$311	67
8826 W Bruneau Pl	0.34mi	3/2.0	1,344 (+9%)	3mo	$429,000	$319	67
509 S Yolo St	0.47mi	3/2.0	1,300 (+5%)	4mo	$345,000	$265	66
8800 W Deschutes Ave	0.39mi	3/2.0	1,300 (+5%)	9mo	$337,900	$260	66
521 Marysville Way	0.28mi	3/2.0	1,408 (+14%)	2mo	$409,000	$290	62
8518 W Deschutes Ave	0.55mi	3/2.0	1,330 (+8%)	6mo	$349,000	$262	56
287 Wishkah Dr	0.35mi	3/2.0	1,408 (+14%)	6mo	$399,900	$284	56
9341 W 9th Pl	0.63mi	3/2.0	1,412 (+14%)	1mo	$375,200	$266	46
705 S Texas St	0.54mi	3/2.0	1,412 (+14%)	9mo	$415,000	$294	43

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 169.66×
• Total profit: $98,934
• Equity at exit: $312

10-year hold

• IRR: —
• Equity multiple: 352.83×
• Total profit: $206,381
• Equity at exit: $181

Cash invested: $587 (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 99352

• Rents YoY: 1.6%
• Active inventory: 544
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$11
• Tax est. 1.5%: −$3 /mo · $31/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,603

Break-even live

Break-even rent $18

Max offer price $2,095

Occupancy floor 17%

Sensitivity live

Price	-10% $1,604	-5% $1,604	+0% $1,603	+5% $1,602	+10% $1,601
Rent	-10% $1,441	-5% $1,522	+0% $1,603	+5% $1,684	+10% $1,765
Rate	-1.0pp $1,604	-0.5pp $1,603	base $1,603	+0.5pp $1,602	+1.0pp $1,602

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: $524
• Closing costs: $63
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	45d	1	0.44mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	14d	9	0.91mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	14d	4	0.92mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	14d	13	1.02mi
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	45d	1	1.09mi
1950 Bellerive Dr Richland, WA	2.0	1.0	710	$1,058	$1.49	14d	5	1.10mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	14d	10	1.22mi
303 Gage Blvd Richland, WA	2.0	2.0	1034	$1,625	$1.57	14d	1	1.25mi
10251 Ridgeline Dr Kennewick, WA	1.0–2.0	1.0–2.0	902	$1,739	$1.93	14d	27	1.29mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	14d	9	1.31mi
250 Gage Blvd Richland, WA	1.0–3.0	1.0–2.0	1012	$2,080	$2.06	14d	10	1.31mi

Listing history 15 events

1. 2026-06-10
   days on market $2,095 Active 34 DOM
2. 2026-06-09
   days on market $2,095 Active 33 DOM
3. 2026-06-08
   days on market $2,095 Active 32 DOM
4. 2026-06-07
   days on market $2,095 Active 31 DOM
5. 2026-06-05
   days on market $2,095 Active 28 DOM
6. 2026-06-03
   days on market $2,095 Active 27 DOM
7. 2026-06-02
   days on market $2,095 Active 26 DOM
8. 2026-06-01
   days on market $2,095 Active 25 DOM
9. 2026-05-31
   days on market $2,095 Active 24 DOM
10. 2026-05-30
    days on market $2,095 Active 23 DOM
11. 2026-05-10
    historical $2,095
12. 2026-05-08
    listed $2,095
13. 2026-05-07
    listed $2,095 Active 2004-char remark
14. 2019-06-28
    soldstatus $249,602
15. 2019-03-10
    listed $249,602

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,567
• − Mortgage interest: −$117
• − Property taxes: −$31
• − Insurance: −$10
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$61
• Taxable income: $20,416
• Est. tax owed @ 24.0%: −$4,900
• After-tax cash flow: $14,334/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: Kennewick School District
• NCES district ID: 5303930
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $54,191
• Composite: 45.56/100
• National rank: #5667
• State rank: #141 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

• Census place: Richland, WA
• County: Benton County · 186,895 people
• City population: 62,989
• Metro: Kennewick-Richland, WA
• Population (ZIP): 37,430
• Household income: $100,108
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 983.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 10% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Portuguese 4% Slovak 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 3% Korean 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: ▼ -323.81%
• Current HPI: 217.3435
• Rent YoY: ▲ 1.60%
• 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

-99.2% since first listed

4 events — show timeline

• 2026-05-10 Rental Removed $2,095 APPFOLIO
• 2026-05-08 Listed for Rent $2,095 APPFOLIO
• 2019-06-28 Sold (MLS) $249,602 PACMLS
• 2019-03-10 Listed $249,602 PACMLS

Property tax history

+28.4%/yr

Latest (2026): $2,953 · -5.5% YoY. Source: county tax records.