2933 Castle Rock Blvd · Richland, WA 99352

$2,695

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 17 Days on market

Built 2020 6,534 sqft lot

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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 MLS

MLS# 280937 FURNISHED 3 Bed/2 Bath House in South RichlandApplications and Viewing Requests accepted from OUR WEBSITE ONLY: FULLY FURNISHED:1,560 sqft rambler with 3 bedrooms, 2 baths in RichlandInterior: * Large open-concept living area * Lots of natural light * Stainless steel appliances, breakfast bar, pantry, & tiled backsplash in kitchen * Large primary bedroom with walk-in closet and attached bath with a dual vanity * 2 other bedrooms & 1 bathroom located away from primary bedroom * Laundry room with provided washer & dryer * Instant hot water tankExterior: * 2-car attached garage * Fully fenced back yard * Concrete patio in backAdditional Lease Information: * Short term lease options available, minimum 3 months * No pets * Property is fully furnished with kitchen items, bathroom items, linens, furniture, etc. * Wifi is provided * Landscaping is providedDeposit & Fees Include:$2,016 Refundable Deposit$389 Inspection Fee$190 Non-refundable Carpet Care FeeAmenities: Landscaping Included

Key facts

• Move-in ready
• Pantry
• Walk-in closet

Tags

• MOVE-IN READY
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• PANTRY
• WALK-IN CLOSET
• LAUNDRY ROOM

Property features AI

Exterior

• Parking: Two parking spaces total; Two covered spaces; Two-car garage
• Home design: Single-family residence, site-built on owned lot; One-story (single level); New construction
• Construction: Built as new construction
• Exterior features: Lot is approximately 6,534 square feet (0.15 acres); Located in the Cottages at Clearwater Creek subdivision; Zoned for single-family residential

Interior

• Bathrooms: Two full bathrooms
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $2,695 price doesn't fit this home's estimated sale value (~$443,040) 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 $3k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Recommended offer: $3k (1.5% below list) — sets the bar for market timing.
• Cap rate 799.1% 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.
• 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 14d 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 $18 of loan paydown is wiped out by about $81 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 $755 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 5 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 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,654 (1.5% below list)

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. 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?
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: 84.50% ✓
• Cap rate: 799.10%
• Cash-on-cash: 2831.44%
• DSCR: 126.98
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $443,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2975 Bellerive Dr	0.15mi	3/2.0	1,574 (+1%)	10mo	$425,000	$270	83
2923 Woodland Pl	0.21mi	3/2.0	1,568 (+0%)	9mo	$445,000	$284	82
521 Marysville Way	0.06mi	3/2.0	1,408 (-10%)	2mo	$409,000	$290	79
287 Wishkah Dr	0.08mi	3/2.0	1,408 (-10%)	6mo	$399,900	$284	75
2963 Bellerive Dr	0.15mi	3/2.0	1,408 (-10%)	10mo	$418,000	$297	69
8915 W Deschutes Ave	0.64mi	3/2.0	1,535 (-2%)	0mo	$390,000	$254	67
10514 Clearwater Dr	0.24mi	3/2.5	1,731 (+11%)	2mo	$432,850	$250	67
2952 Milton Ln	0.09mi	3/2.5	1,743 (+12%)	11mo	$428,000	$246	65
9341 W 9th Pl	0.60mi	3/2.0	1,412 (-10%)	1mo	$375,200	$266	56
8819 W Deschutes Dr	0.64mi	3/2.0	1,466 (-6%)	5mo	$370,000	$252	55
705 S Texas St	0.56mi	3/2.0	1,412 (-10%)	9mo	$415,000	$294	50
8826 W Bruneau Pl	0.63mi	3/2.0	1,344 (-14%)	3mo	$429,000	$319	45

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: 146.55×
• Total profit: $109,835
• Equity at exit: $402

10-year hold

• IRR: —
• Equity multiple: 304.71×
• Total profit: $229,182
• Equity at exit: $233

Cash invested: $755 (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: $2,277 high
• Mortgage (P&I): −$14
• Tax est. 1.5%: −$3 /mo · $40/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $1,781

Break-even live

Break-even rent $24

Max offer price $2,695

Occupancy floor 17%

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: $674
• Closing costs: $81
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
867 S Zeelar St Kennewick, WA	4.0	2.5	1968	$2,495	$1.27	44d	1	0.47mi
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	44d	1	0.48mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	44d	1	0.71mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	14d	4	1.10mi
10251 Ridgeline Dr Kennewick, WA	1.0–2.0	1.0–2.0	902	$1,739	$1.93	14d	27	1.11mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	44d	1	1.14mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	14d	9	1.17mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	14d	13	1.28mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	14d	10	1.36mi
250 Gage Blvd Richland, WA	1.0–3.0	1.0–2.0	1012	$2,080	$2.06	14d	10	1.40mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	14d	9	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $2,695 Active 17 DOM
2. 2026-06-17
   days on market $2,695 Active 16 DOM
3. 2026-06-16
   days on market $2,695 Active 15 DOM
4. 2026-06-15
   days on market $2,695 Active 14 DOM
5. 2026-06-14
   days on market $2,695 Active 12 DOM
6. 2026-06-13
   days on market $2,695 Active 11 DOM
7. 2026-06-10
   days on market $2,695 Active 9 DOM
8. 2026-06-09
   days on market $2,695 Active 8 DOM
9. 2026-06-08
   days on market $2,695 Active 7 DOM
10. 2026-06-07
    days on market $2,695 Active 6 DOM
11. 2026-06-05
    days on market $2,695 Active 3 DOM
12. 2026-06-03
    days on market $2,695 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $2,695 Active 1 DOM

ⓘ 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 8 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,329
• − Mortgage interest: −$151
• − Property taxes: −$40
• − Insurance: −$13
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$78
• Taxable income: $22,673
• Est. tax owed @ 24.0%: −$5,441
• After-tax cash flow: $15,925/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

-99.1% since first listed

10 events — show timeline

• 2026-06-01 Listed $2,695 PACMLS
• 2026-05-29 Listed for Rent $2,695 APPFOLIO
• 2025-02-03 Sold (MLS) $2,495 PACMLS
• 2025-01-14 Price Changed $2,595 PACMLS
• 2025-01-06 Listed $2,495 PACMLS
• 2024-05-28 Sold (MLS) $445,000 PACMLS
• 2024-04-17 Contingent — PACMLS
• 2024-04-12 Listed $449,500 PACMLS
• 2020-03-12 Sold (MLS) $310,517 PACMLS
• 2019-10-05 Listed $310,517 PACMLS

Property tax history

+31.0%/yr

Latest (2026): $3,331 · -5.5% YoY. Source: county tax records.