6805 Haag St · West Richland, WA 99353

$137,500

4 bd · 2.0 ba · 1,716 sqft · Manufactured · 50 Days on market

Built 1995 Good condition $80/sqft · at area comps Est $142k · at est.

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Why this score? — see what drove the B 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
• ARV discount +8.8/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 292125 Welcome to this inviting 4 BD, 2 BA home tucked away in a quiet West Richland neighborhood. From the moment you arrive, you’ll appreciate the charming curb appeal, featuring a low-maintenance front yard accented with colorful flower pots. Step inside to an open great room design with vaulted ceilings and durable laminate wood flooring that flows seamlessly through the kitchen, living, dining, utility room, and a versatile bedroom or home office. The spacious living room is filled with natural light, highlighted by a beautiful bay window. The kitchen offers quartz countertops, a stylish tiled backsplash, and a new sink, creating a clean and modern feel. The split-bedroom layout provides added privacy, with a generously sized primary suite featuring a dual-sink quartz vanity, a walk-in shower (new in 2025), and a spacious walk-in closet. Both secondary bedrooms also feature walk-in closets, offering excellent storage and functionality, with additional storage thoughtfully incorporated throughout the home for easy organization. The dining and family room area opens to a covered deck—perfect for relaxing or entertaining—overlooking peaceful rolling pasture hills for a serene, country-like setting. Additional highlights include an updated secondary bathroom with quartz vanity, tiled backsplash, and laminate flooring, a fully fenced backyard, storage building, garden shed, and an HVAC system updated in 2025. All of this in a convenient West Richland location, close to schools, parks, and everyday amenities.

Key facts

• Quartz countertops
• Bay window
• Vaulted ceilings

Tags

• LOW-MAINTENANCE FRONT YARD
• OPEN GREAT ROOM DESIGN
• VAULTED CEILINGS
• DURABLE LAMINATE WOOD FLOORING
• BAY WINDOW
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $138k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $138k).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 14d 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 $951 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 + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: 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 $133,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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: 1.91% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.11%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (median comp): $141,550
• List price: $137,500
• Delta: -2.86%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6633 Desert View Dr	0.18mi	4/2.0	1,716 (0%)	11mo	$110,000	$64	83
302 Tumbleweed Ct	0.37mi	3/2.0 (-1)	1,724 (+0%)	6mo	$150,000	$87	72
6511 James St	0.30mi	3/2.0 (-1)	1,536 (-10%)	3mo	$140,000	$91	61
6500 James St #567	0.34mi	4/2.0	1,960 (+14%)	2mo	$125,000	$64	59
231 James St	0.42mi	4/2.0	1,821 (+6%)	15mo	$135,000	$74	58
6403 James St	0.37mi	3/2.0 (-1)	1,836 (+7%)	13mo	$137,900	$75	55
6305 Haag St	0.35mi	3/2.0 (-1)	1,848 (+8%)	13mo	$100,000	$54	55
6200 James St	0.48mi	3/2.0 (-1)	1,568 (-9%)	11mo	$160,000	$102	49
6501 James St	0.34mi	3/2.0 (-1)	1,560 (-9%)	19mo	$90,000	$58	48
7514 W Van Giesen	0.60mi	3/2.0 (-1)	1,809 (+5%)	16mo	$435,000	$240	45
7520 W Van Giesen St	0.69mi	3/2.0 (-1)	1,904 (+11%)	9mo	$435,000	$228	37
103 N 62nd Ave	0.42mi	3/2.0 (-1)	1,512 (-12%)	23mo	$139,000	$92	37

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: 30.7%
• Equity multiple: 2.29×
• Total profit: $49,493
• Equity at exit: $20,502

10-year hold

• IRR: 37.9%
• Equity multiple: 4.52×
• Total profit: $135,629
• Equity at exit: $11,888

Cash invested: $38,500 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,629 high
• Mortgage (P&I): −$721
• Tax est. 1.5%: −$172 /mo · $2,062/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $1,126

Break-even live

Break-even rent $1,203

Max offer price $137,500

Occupancy floor 52%

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: $34,375
• Closing costs: $4,125
• 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	21d	1	0.51mi
859 Duke Ln West Richland, WA	3.0	2.5	1472	$2,095	$1.42	14d	1	0.67mi
977 Creer Way Unit D-111 West Richland, WA	3.0	2.5	1233	$1,995	$1.62	21d	1	0.74mi
977 Creer Way Unit D-112 West Richland, WA	3.0	2.5	1233	$2,095	$1.70	14d	1	0.74mi
7752 Ranchland Ln West Richland, WA	4.0	2.5	2050	$2,495	$1.22	14d	1	0.78mi
8152 Paradise Way West Richland, WA	2.0–3.0	2.0–2.5	1262	$2,595	$2.06	14d	7	1.03mi

Listing history 13 events

1. 2026-06-10
   days on market $137,500 Active 50 DOM
2. 2026-06-09
   days on market $137,500 Active 49 DOM
3. 2026-06-08
   days on market $137,500 Active 48 DOM
4. 2026-06-07
   days on market $137,500 Active 47 DOM
5. 2026-06-05
   days on market $137,500 Active 44 DOM
6. 2026-06-03
   days on market $137,500 Active 43 DOM
7. 2026-06-02
   days on market $137,500 Active 42 DOM
8. 2026-06-01
   days on market $137,500 Active 41 DOM
9. 2026-05-31
   days on market $137,500 Active 40 DOM
10. 2026-05-30
    days on market $137,500 Active 39 DOM
11. 2026-05-05
    status Active 1556-char remark

    Show marketing remark (1556 chars)

    MLS# 292125 Welcome to this inviting 4 BD, 2 BA home tucked away in a quiet West Richland neighborhood. From the moment you arrive, you’ll appreciate the charming curb appeal, featuring a low-maintenance front yard accented with colorful flower pots. Step inside to an open great room design with vaulted ceilings and durable laminate wood flooring that flows seamlessly through the kitchen, living, dining, utility room, and a versatile bedroom or home office. The spacious living room is filled with natural light, highlighted by a beautiful bay window. The kitchen offers quartz countertops, a stylish tiled backsplash, and a new sink, creating a clean and modern feel. The split-bedroom layout provides added privacy, with a generously sized primary suite featuring a dual-sink quartz vanity, a walk-in shower (new in 2025), and a spacious walk-in closet. Both secondary bedrooms also feature walk-in closets, offering excellent storage and functionality, with additional storage thoughtfully incorporated throughout the home for easy organization. The dining and family room area opens to a covered deck—perfect for relaxing or entertaining—overlooking peaceful rolling pasture hills for a serene, country-like setting. Additional highlights include an updated secondary bathroom with quartz vanity, tiled backsplash, and laminate flooring, a fully fenced backyard, storage building, garden shed, and an HVAC system updated in 2025. All of this in a convenient West Richland location, close to schools, parks, and everyday amenities.

12. 2026-04-29
    status Pending 1556-char remark

    Show marketing remark (1556 chars)

    MLS# 292125 Welcome to this inviting 4 BD, 2 BA home tucked away in a quiet West Richland neighborhood. From the moment you arrive, you’ll appreciate the charming curb appeal, featuring a low-maintenance front yard accented with colorful flower pots. Step inside to an open great room design with vaulted ceilings and durable laminate wood flooring that flows seamlessly through the kitchen, living, dining, utility room, and a versatile bedroom or home office. The spacious living room is filled with natural light, highlighted by a beautiful bay window. The kitchen offers quartz countertops, a stylish tiled backsplash, and a new sink, creating a clean and modern feel. The split-bedroom layout provides added privacy, with a generously sized primary suite featuring a dual-sink quartz vanity, a walk-in shower (new in 2025), and a spacious walk-in closet. Both secondary bedrooms also feature walk-in closets, offering excellent storage and functionality, with additional storage thoughtfully incorporated throughout the home for easy organization. The dining and family room area opens to a covered deck—perfect for relaxing or entertaining—overlooking peaceful rolling pasture hills for a serene, country-like setting. Additional highlights include an updated secondary bathroom with quartz vanity, tiled backsplash, and laminate flooring, a fully fenced backyard, storage building, garden shed, and an HVAC system updated in 2025. All of this in a convenient West Richland location, close to schools, parks, and everyday amenities.

13. 2026-04-15
    listed $137,500 Active 1556-char remark

    Show marketing remark (1556 chars)

    MLS# 292125 Welcome to this inviting 4 BD, 2 BA home tucked away in a quiet West Richland neighborhood. From the moment you arrive, you’ll appreciate the charming curb appeal, featuring a low-maintenance front yard accented with colorful flower pots. Step inside to an open great room design with vaulted ceilings and durable laminate wood flooring that flows seamlessly through the kitchen, living, dining, utility room, and a versatile bedroom or home office. The spacious living room is filled with natural light, highlighted by a beautiful bay window. The kitchen offers quartz countertops, a stylish tiled backsplash, and a new sink, creating a clean and modern feel. The split-bedroom layout provides added privacy, with a generously sized primary suite featuring a dual-sink quartz vanity, a walk-in shower (new in 2025), and a spacious walk-in closet. Both secondary bedrooms also feature walk-in closets, offering excellent storage and functionality, with additional storage thoughtfully incorporated throughout the home for easy organization. The dining and family room area opens to a covered deck—perfect for relaxing or entertaining—overlooking peaceful rolling pasture hills for a serene, country-like setting. Additional highlights include an updated secondary bathroom with quartz vanity, tiled backsplash, and laminate flooring, a fully fenced backyard, storage building, garden shed, and an HVAC system updated in 2025. All of this in a convenient West Richland location, close to schools, parks, and everyday amenities.

ⓘ 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 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: $31,542
• − Mortgage interest: −$7,702
• − Property taxes: −$2,062
• − Insurance: −$688
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − Depreciation: −$4,000
• Taxable income: $12,043
• Est. tax owed @ 24.0%: −$2,890
• After-tax cash flow: $10,625/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 4-bedroom, 2-bathroom home in West Richland is in good condition with a good curb appeal and modern kitchen. It is ready for a fresh coat of paint and some minor interior updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value.
• Both Replace carpet in living room — Improves comfort and aesthetics.
• Both Clean and organize kitchen — Enhances functionality and resale value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value. ↑
• Both Replace carpet in living room — Improves comfort and aesthetics. ↑
• Both Clean and organize kitchen — Enhances functionality and resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-05 Relisted — PACMLS
• 2026-04-29 Pending — PACMLS
• 2026-04-15 Listed $137,500 PACMLS