45 Cosmic Ln · Richland, WA 99354

$150,000

3 bd · 2.0 ba · 1,134 sqft · Manufactured public records · 267 Days on market

Built 2022 $132/sqft · 125% above area ↓ 6% 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +5.3/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 287508 Welcome to 45 Cosmic Ln. Tucked away in the welcoming Richland Mobile Home Park, this 2022-built home offers modern comfort and easy living. With 3 bedrooms, 2 bathrooms and 1,134 sq. ft. of thoughtfully designed space, it's the perfect blend of style , functionality and low-maintenance living. Step inside to find a bright, open layout that flows seamlessly into the kitchen and dining space. The kitchen offers plenty of cabinet space and modern finishes, while the master bedroom includes a private bathroom for your convenience. This home has been very well taken care for and is exceptionally clean, ready for its new owner! Don't miss the opportunity to own a nearly-new home in a great community!

Key facts

• Built 2022
• Listed 266 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 flat; 129 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $1k 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.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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 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?
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: 1.01% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $66,796
• List price: $150,000
• Delta: 124.56%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Nuclear Ln #32	0.09mi	3/2.0	1,172 (+3%)	12mo	$85,000	$73	80
49 Proton Ln	0.10mi	3/2.0	1,071 (-6%)	8mo	$34,000	$32	80
20 Mercury Dr	0.26mi	3/2.0	1,080 (-5%)	16mo	$82,000	$76	66
49 Log Ln	0.03mi	3/1.0	1,275 (+12%)	9mo	$59,500	$47	66
32 Cosmic Ln	0.07mi	3/2.0	1,296 (+14%)	11mo	$100,000	$77	64
59 Compton Ln	0.07mi	4/2.0 (+1)	1,242 (+10%)	18mo	$97,500	$79	60
46 Compton Ln	0.02mi	3/2.0	1,294 (+14%)	23mo	$92,000	$71	57
33 Mercury Dr	0.23mi	3/2.0	1,288 (+14%)	15mo	$119,000	$92	54
63 Cosmic Ln #63	0.07mi	3/2.0	1,296 (+14%)	24mo	$130,000	$100	53
2021 Mahan Ave # E9 Ave Unit E9	0.70mi	2/2.0 (-1)	980 (-14%)	23mo	$40,000	$41	20

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-11,403
• Equity at exit: $22,365

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,757
• Equity at exit: $12,969

Cash invested: $42,000 (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 99354

• Rents YoY: 0.6%
• Active inventory: 129
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$787
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $259

Break-even live

Break-even rent $1,195

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2324 Hood Ave Richland, WA	1.0–2.0	1.0	825	$1,400	$1.70	13d	5	0.31mi
1930 George Washington Way Richland, WA	2.0	2.0	824	$1,150	$1.40	13d	1	1.04mi
1930 George Washington Way Unit 108 Richland, WA	2.0	2.0	824	$1,150	$1.40	21d	1	1.04mi
1928 George Washington Way Richland, WA	3.0	1.5	1395	$1,350	$0.97	13d	1	1.07mi
1900 Stevens Dr Richland, WA	1.0–2.0	1.0	816	$1,425	$1.75	21d	23	1.10mi
1911 Hoxie Ave Unit C Richland, WA	2.0	1.0	891	$1,500	$1.68	43d	1	1.14mi
2894 Salk Ave Richland, WA	1.0–2.0	1.0–2.0	792	$1,644	$2.07	13d	19	1.27mi
227 University Dr Richland, WA	1.0–4.0	1.0–3.0	982	$1,490	$1.52	13d	72	1.46mi

Listing history 12 events

1. 2026-06-09
   days on market $150,000 Active 267 DOM
2. 2026-06-08
   days on market $150,000 Active 266 DOM
3. 2026-06-07
   days on market $150,000 Active 265 DOM
4. 2026-06-05
   days on market $150,000 Active 262 DOM
5. 2026-06-03
   days on market $150,000 Active 261 DOM
6. 2026-06-02
   days on market $150,000 Active 260 DOM
7. 2026-06-01
   days on market $150,000 Active 259 DOM
8. 2026-05-31
   days on market $150,000 Active 258 DOM
9. 2026-05-30
   days on market $150,000 Active 257 DOM
10. 2026-04-30
    price $150,000 716-char remark

    Show marketing remark (716 chars)

    MLS# 287508 Welcome to 45 Cosmic Ln. Tucked away in the welcoming Richland Mobile Home Park, this 2022-built home offers modern comfort and easy living. With 3 bedrooms, 2 bathrooms and 1,134 sq. ft. of thoughtfully designed space, it's the perfect blend of style , functionality and low-maintenance living. Step inside to find a bright, open layout that flows seamlessly into the kitchen and dining space. The kitchen offers plenty of cabinet space and modern finishes, while the master bedroom includes a private bathroom for your convenience. This home has been very well taken care for and is exceptionally clean, ready for its new owner! Don't miss the opportunity to own a nearly-new home in a great community!

11. 2025-12-09
    price $154,900 716-char remark

    Show marketing remark (716 chars)

    MLS# 287508 Welcome to 45 Cosmic Ln. Tucked away in the welcoming Richland Mobile Home Park, this 2022-built home offers modern comfort and easy living. With 3 bedrooms, 2 bathrooms and 1,134 sq. ft. of thoughtfully designed space, it's the perfect blend of style , functionality and low-maintenance living. Step inside to find a bright, open layout that flows seamlessly into the kitchen and dining space. The kitchen offers plenty of cabinet space and modern finishes, while the master bedroom includes a private bathroom for your convenience. This home has been very well taken care for and is exceptionally clean, ready for its new owner! Don't miss the opportunity to own a nearly-new home in a great community!

12. 2025-09-15
    listed $160,000 Active 716-char remark

    Show marketing remark (716 chars)

    MLS# 287508 Welcome to 45 Cosmic Ln. Tucked away in the welcoming Richland Mobile Home Park, this 2022-built home offers modern comfort and easy living. With 3 bedrooms, 2 bathrooms and 1,134 sq. ft. of thoughtfully designed space, it's the perfect blend of style , functionality and low-maintenance living. Step inside to find a bright, open layout that flows seamlessly into the kitchen and dining space. The kitchen offers plenty of cabinet space and modern finishes, while the master bedroom includes a private bathroom for your convenience. This home has been very well taken care for and is exceptionally clean, ready for its new owner! Don't miss the opportunity to own a nearly-new home in a great community!

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$335/yr (+$28/mo · 29.5%)

ⓘ 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: $18,270
• − Mortgage interest: −$8,402
• − Property taxes: −$1,135
• − Insurance: −$750
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$4,364
• Taxable income: $695
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,942/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): 25,559
• Household income: $91,933
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 545.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 1% Chinese 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: ▼ -353.00%
• Current HPI: 235.9082
• Rent YoY: ▲ 0.62%
• 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

-6.2% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $150,000 PACMLS
• 2025-12-09 Price Changed $154,900 PACMLS
• 2025-09-15 Listed $160,000 PACMLS

Property tax history

+31.7%/yr

Latest (2026): $1,135 · -3.1% YoY. Source: county tax records.