2407 Horizon View Ln · Richland, WA 99352

$132,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 14 Days on market

Built 2002 $123/sqft · 31% above area Est $101k · 31% over ↓ 21% since listing

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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 +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 292926 Great River View from a Spacious Deck and a premium location! Kick back, relax & enjoy. This home has had many updates and is move in ready. Newer updates throughout include laminate flooring, interior and exterior paint, new blinds plus a Trane Heat and Air system and newer water heater. The well laid out kitchen features stainless appliances, plumbing and lighting fixtures. The laundry room is conveniently located just off the kitchen. The primary bedroom has its own full bath and a large closet. 2 additional bedrooms share a main full bathroom. Both bathrooms have been updated with new fixtures. Zero scaping makes for a low maintenance outdoor area plus an exterior she

Key facts

• Laminate flooring
• River view
• Spacious deck

Tags

• RIVER VIEW
• SPACIOUS DECK
• LAMINATE FLOORING
• NEW BLINDS
• TRANE HEAT AND AIR SYSTEM
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $133k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Cap rate 13.6% 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.
• 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: Rents rising (+1.6%/yr); 544 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $919 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $56k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $132,900

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. 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.
4. 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.
5. 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: 1.55% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.26%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (median comp): $101,106
• List price: $132,900
• Delta: 31.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Valleyview Cir	0.33mi	2/2.0 (-1)	1,105 (+2%)	3mo	$125,000	$113	73
178 Bitterroot Dr	0.26mi	2/2.0 (-1)	1,080 (0%)	14mo	$94,500	$88	72
692 Lonetree Ln	0.10mi	3/2.0	1,200 (+11%)	7mo	$118,000	$98	71
58 Ridgecliff Dr	0.17mi	3/2.0	1,188 (+10%)	12mo	$135,000	$114	65
677 Lonetree Ln	0.12mi	2/2.0 (-1)	938 (-13%)	4mo	$99,000	$106	65
97 Ridgecliff Dr	0.26mi	2/2.0 (-1)	1,120 (+4%)	16mo	$130,000	$116	63
67 Ridgecliff Dr	0.08mi	2/2.0 (-1)	1,144 (+6%)	22mo	$130,000	$114	63
50 Ridgecliff Dr	0.25mi	3/2.0	1,188 (+10%)	13mo	$132,000	$111	61
99 Skyline Dr	0.25mi	2/1.0 (-1)	938 (-13%)	14mo	$36,000	$38	46
229 Crestwood Dr	0.14mi	2/1.0 (-1)	924 (-14%)	21mo	$85,000	$92	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: 18.5%
• Equity multiple: 1.74×
• Total profit: $27,446
• Equity at exit: $19,816

10-year hold

• IRR: 25.9%
• Equity multiple: 3.13×
• Total profit: $79,160
• Equity at exit: $11,491

Cash invested: $37,212 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$697
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $814

Break-even live

Break-even rent $1,023

Max offer price $132,900

Occupancy floor 55%

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2550 Duportail St Richland, WA	1.0–3.0	1.0–2.0	980	$1,985	$2.03	13d	15	0.28mi
782 Rio Vista Loop Richland, WA	3.0	3.0	1500	$2,195	$1.46	43d	1	0.37mi
731 Rio Vista Loop Richland, WA	3.0	2.5	1500	$2,195	$1.46	43d	1	0.38mi
723 Rio Vista Loop heuristic Richland, WA	3.0	2.5	1500	$2,195	$1.46	24d	1	0.39mi
790 Rio Vista LOOP Richland, WA	3.0	3.0	1500	$2,195	$1.46	43d	1	0.40mi
3003 Queensgate Dr Richland, WA	3.0	1.0–2.5	931	$2,030	$2.18	13d	21	0.50mi
501 Wright Ave Apt 1 Richland, WA	2.0	2.5	1114	$1,450	$1.30	21d	1	0.75mi
810 Wright Ave Richland, WA	2.0	1.0	900	$1,800	$2.00	43d	1	1.11mi
1043 Tartarian Ave Richland, WA	2.0–3.0	2.0	1147	$2,299	$2.00	13d	20	1.23mi
900 Aaron Dr Richland, WA	1.0–2.0	1.0–2.0	824	$1,599	$1.94	13d	6	1.26mi
850 Aaron Dr Richland, WA	1.0–2.0	1.0	825	$1,399	$1.70	13d	5	1.35mi
215 Casey Ave Richland, WA	2.0	1.0	1400	$1,800	$1.29	43d	1	1.35mi

Listing history 9 events

1. 2026-05-13
   listed $132,900 Active 1151-char remark
2. 2023-10-20
   price $149,900
3. 2023-09-30
   price $154,900
4. 2023-09-06
   status Active
5. 2023-08-12
   historical
6. 2023-08-05
   price $159,900
7. 2023-07-04
   price $169,000
8. 2023-06-25
   price $179,000
9. 2023-06-15
   listed $189,000 Active

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,302 · $109/mo
• Expected delta: +$631/yr (+$53/mo · 93.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,649
• − Mortgage interest: −$7,444
• − Property taxes: −$672
• − Insurance: −$664
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$3,866
• Taxable income: $8,058
• Est. tax owed @ 24.0%: −$1,934
• After-tax cash flow: $7,839/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 — 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

-20.7% since first listed

8 events — show timeline

• 2023-10-20 Price Changed $149,900 PACMLS
• 2023-09-30 Price Changed $154,900 PACMLS
• 2023-09-06 Relisted — PACMLS
• 2023-08-12 Delisted — PACMLS
• 2023-08-05 Price Changed $159,900 PACMLS
• 2023-07-04 Price Changed $169,000 PACMLS
• 2023-06-25 Price Changed $179,000 PACMLS
• 2023-06-15 Listed $189,000 PACMLS

Property tax history

+3.6%/yr

Latest (2026): $672 · +95.2% YoY. Source: county tax records.