3517 Road 84, 106b Unit 106B · Pasco, WA 99301

$129,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 161 Days on market

Built 1991 $115/sqft · 22% above area Est $106k · 22% 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
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 289507 Welcome home to this beautifully maintained 1991 Valley Country Manor manufactured home, located in a peaceful and well-kept 55+ community in West Pasco. Offering 1,120 square feet of thoughtfully designed living space, this move-in-ready home features 2 bedrooms and 2 bathrooms with an open, airy floorplan enhanced by vaulted ceilings and abundant natural light. The home has been extensively updated in recent years, including a new roof, heat pump, air conditioner, and water heater—providing peace of mind and energy efficiency. All appliances are included, including washer and dryer, making this an easy transition for its next owner. Inside, you’ll find durable and stylish laminate wood flooring throughout for low-maintenance living. Fully automatic Hunter Douglas blinds are installed throughout the home, offering convenience, privacy, and light control. The main bathroom has been tastefully updated to be handicap accessible, adding both comfort and long-term functionality. Outdoor living is just as impressive. Enjoy a fully covered carport accommodating two vehicles, metal window shutters for added protection, and a spacious fully covered back deck overlooking a large, beautifully landscaped backyard. The yard is fully fenced and equipped with an underground sprinkler system—perfect for relaxing, gardening, or entertaining. Ideally positioned directly behind the high school tennis courts, the property enjoys added privacy and unobstructed views with no immediate rear neighbors. This well cared for home combines comfort, updates, and a serene setting—truly ready to move in and enjoy.

Key facts

• Heat pump
• Water heater
• New roof

Tags

• NEW ROOF
• HEAT PUMP
• AIR CONDITIONER
• WATER HEATER
• LAMINATE WOOD FLOORING
• HUNTER DOUGLAS BLINDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.0% in Pasco — 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 (#104 in WA, #1,999 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, schools D-.
• 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $129k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.71%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (median comp): $105,930
• List price: $129,000
• Delta: 21.78%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3517 Road 84, #116j	0.00mi	2/2.0 (-1)	1,144 (+2%)	8mo	$105,000	$92	85
3517 Road 84, #120j	0.00mi	2/2.0 (-1)	1,056 (-6%)	1mo	$79,000	$75	84
3517 Road 84, 104c Unit 104C	0.00mi	2/2.0 (-1)	1,167 (+4%)	18mo	$130,000	$111	73

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.83×
• Total profit: $30,129
• Equity at exit: $19,234

10-year hold

• IRR: 28.2%
• Equity multiple: 3.39×
• Total profit: $86,221
• Equity at exit: $11,154

Cash invested: $36,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$676
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $834

Break-even live

Break-even rent $991

Max offer price $129,000

Occupancy floor 54%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4119 Bond Ln Pasco, WA	3.0	2.0	1382	$2,300	$1.66	21d	1	0.25mi
9315 Chapel Hill Blvd Pasco, WA	1.0–4.0	1.0–2.0	1015	$1,507	$1.48	13d	10	1.00mi
6701 W Argent Rd Pasco, WA	1.0–2.0	1.0–2.0	1014	$1,795	$1.77	21d	3	1.03mi
6626 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1191	$2,100	$1.76	13d	19	1.07mi
6708 Dradie Pl Pasco, WA	3.0	2.5	1181	$2,095	$1.77	43d	1	1.09mi
6405H Chapel Hill Blvd Unit H201 Pasco, WA	2.0	2.0	960	$1,751	$1.82	43d	1	1.23mi
6405H Chapel Hill Blvd Unit H103 Pasco, WA	2.0	2.0	1007	$1,794	$1.78	43d	1	1.23mi
6405N Chapel Hill Blvd Unit N102 Pasco, WA	3.0	2.0	1262	$1,750	$1.39	43d	1	1.23mi
5801 Road 92 Pasco, WA	3.0	2.5	1449	$2,250	$1.55	13d	4	1.39mi
7820 Three Rivers Dr Pasco, WA	3.0	2.0	1440	$2,300	$1.60	21d	1	1.39mi
8011 Hudson Dr Pasco, WA	4.0	2.0	1480	$2,200	$1.49	43d	1	1.41mi
5651 Midland Ln Pasco, WA	2.0	1.0	782	$1,570	$2.01	21d	5	1.42mi
6305 Chapel Hill Blvd Unit D102 Pasco, WA	2.0	2.0	938	$1,686	$1.80	21d	1	1.43mi
10305 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1045	$1,810	$1.73	13d	8	1.48mi
6005 Chapel Hill Blvd Unit I 102 Pasco, WA	3.0	2.0	1262	$1,650	$1.31	43d	1	1.49mi

Listing history 8 events

1. 2026-06-02
   status $129,000 Pending 161 DOM
2. 2026-06-01
   days on market $129,000 Active 161 DOM
3. 2026-05-31
   days on market $129,000 Active 160 DOM
4. 2026-05-30
   days on market $129,000 Active 159 DOM
5. 2026-03-31
   price $129,000 1647-char remark

   Show marketing remark (1647 chars)

   MLS# 289507 Welcome home to this beautifully maintained 1991 Valley Country Manor manufactured home, located in a peaceful and well-kept 55+ community in West Pasco. Offering 1,120 square feet of thoughtfully designed living space, this move-in-ready home features 2 bedrooms and 2 bathrooms with an open, airy floorplan enhanced by vaulted ceilings and abundant natural light. The home has been extensively updated in recent years, including a new roof, heat pump, air conditioner, and water heater—providing peace of mind and energy efficiency. All appliances are included, including washer and dryer, making this an easy transition for its next owner. Inside, you’ll find durable and stylish laminate wood flooring throughout for low-maintenance living. Fully automatic Hunter Douglas blinds are installed throughout the home, offering convenience, privacy, and light control. The main bathroom has been tastefully updated to be handicap accessible, adding both comfort and long-term functionality. Outdoor living is just as impressive. Enjoy a fully covered carport accommodating two vehicles, metal window shutters for added protection, and a spacious fully covered back deck overlooking a large, beautifully landscaped backyard. The yard is fully fenced and equipped with an underground sprinkler system—perfect for relaxing, gardening, or entertaining. Ideally positioned directly behind the high school tennis courts, the property enjoys added privacy and unobstructed views with no immediate rear neighbors. This well cared for home combines comfort, updates, and a serene setting—truly ready to move in and enjoy.

6. 2025-12-22
   listed $135,000 Active 1647-char remark

   Show marketing remark (1647 chars)

   MLS# 289507 Welcome home to this beautifully maintained 1991 Valley Country Manor manufactured home, located in a peaceful and well-kept 55+ community in West Pasco. Offering 1,120 square feet of thoughtfully designed living space, this move-in-ready home features 2 bedrooms and 2 bathrooms with an open, airy floorplan enhanced by vaulted ceilings and abundant natural light. The home has been extensively updated in recent years, including a new roof, heat pump, air conditioner, and water heater—providing peace of mind and energy efficiency. All appliances are included, including washer and dryer, making this an easy transition for its next owner. Inside, you’ll find durable and stylish laminate wood flooring throughout for low-maintenance living. Fully automatic Hunter Douglas blinds are installed throughout the home, offering convenience, privacy, and light control. The main bathroom has been tastefully updated to be handicap accessible, adding both comfort and long-term functionality. Outdoor living is just as impressive. Enjoy a fully covered carport accommodating two vehicles, metal window shutters for added protection, and a spacious fully covered back deck overlooking a large, beautifully landscaped backyard. The yard is fully fenced and equipped with an underground sprinkler system—perfect for relaxing, gardening, or entertaining. Ideally positioned directly behind the high school tennis courts, the property enjoys added privacy and unobstructed views with no immediate rear neighbors. This well cared for home combines comfort, updates, and a serene setting—truly ready to move in and enjoy.

7. 2006-12-01
   soldstatus $36,500
8. 2005-09-02
   soldstatus $24,000

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$633/yr (+$53/mo · 100.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,562
• − Mortgage interest: −$7,226
• − Property taxes: −$631
• − Insurance: −$645
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$3,753
• Taxable income: $8,377
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $7,999/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 — Pasco

• Score: 79/100
• State rank: #104
• US rank: #1999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasco, WA
• County: Franklin County · 87,044 people
• City population: 87,044
• 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

+437.5% since first listed

4 events — show timeline

• 2026-03-31 Price Changed $129,000 PACMLS
• 2025-12-22 Listed $135,000 PACMLS
• 2006-12-01 Sold (Public Records) $36,500 Public Records
• 2005-09-02 Sold (Public Records) $24,000 Public Records

Property tax history

+10.7%/yr

Latest (2026): $631 · +3.8% YoY. Source: county tax records.