70 Ridgecliff Dr · Richland, WA 99352

$175,000

3 bd · 2.0 ba · 1,244 sqft · Manufactured public records · 48 Days on market

Built 1998 $141/sqft · 46% above area Est $125k · 40% over ↓ 19% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

MLS# 266578 River views as far as you can see! On a clear day you can see the Blues Mountains. This is a rare treat since these homes rarely go on the market. You have a wrap deck to capture stunning sunsets and sunrises coming off the river. You feel like you are in your own private oasis. This home has so many updates make sure to get the feature list. The pride in ownership is seen though out! The large windows capture river views and pouring natural light. You are perfectly located minutes from shopping and all the best amenities Richland has to offer. You have your own fenced yard and storage shed. The fenced yard is ideal with a well spicket in your own yard straight from the community well! Great price only paying electric. The remaining utilities are covered on your lot rent. This is definitely worth checking out you have to see this perfect opportunity for YOU! Showings by appointment call your favorite realtor today!

Key facts

• Manufactured home
• New breakfast bar
• Pool

Tags

• MANUFACTURED HOME
• WELL-MAINTAINED COMMUNITY
• POOL
• UPDATED WOOD LAMINATE FLOORING
• NEW BREAKFAST BAR
• BUILT-IN KITCHEN SHELVING

Property features AI

Finance

• HOA & community: Curbs and sidewalks in the community

Exterior

• Parking: One parking space; One covered space; Carport; Off-street parking
• Utilities: Public water; Electricity on property; Cable connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Located in a mobile home park; New construction
• Construction: Concrete construction; Composition roof
• Exterior features: Deck; Full fencing; Shed(s); Community pool

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Range; Oven
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Breakfast bar; Pantry; Vaulted ceilings; Window coverings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 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?
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: 1.19% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.03%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $125,000
• List price: $175,000
• Delta: 40.00%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Windhaven Ln	0.14mi	3/2.0	1,294 (+4%)	4mo	$115,000	$89	83
692 Lonetree Ln	0.13mi	3/2.0	1,200 (-4%)	7mo	$118,000	$98	83
58 Ridgecliff Dr	0.12mi	3/2.0	1,188 (-4%)	12mo	$135,000	$114	76
50 Ridgecliff Dr	0.21mi	3/2.0	1,188 (-4%)	13mo	$132,000	$111	72
69 Ridgecliff Dr	0.01mi	3/2.0	1,323 (+6%)	20mo	$132,000	$100	72
162 Cedarwood Ct	0.30mi	3/2.0	1,296 (+4%)	12mo	$155,000	$120	69
83 Ridgecliff Dr	0.07mi	3/2.0	1,404 (+13%)	8mo	$99,900	$71	68
67 Ridgecliff Dr	0.03mi	2/2.0 (-1)	1,144 (-8%)	22mo	$130,000	$114	62
36 Valleyview Cir	0.29mi	2/2.0 (-1)	1,105 (-11%)	3mo	$125,000	$113	60
97 Ridgecliff Dr	0.22mi	2/2.0 (-1)	1,120 (-10%)	16mo	$130,000	$116	55
178 Bitterroot Dr	0.23mi	2/2.0 (-1)	1,080 (-13%)	14mo	$94,500	$88	51
574 Laurelbrook Ct	0.66mi	3/2.0	1,352 (+9%)	6mo	$325,000	$240	49

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,765
• Equity at exit: $26,093

10-year hold

• IRR: 12.4%
• Equity multiple: 1.92×
• Total profit: $45,225
• Equity at exit: $15,131

Cash invested: $49,000 (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 99352

• Rents YoY: 1.6%
• Active inventory: 544
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$918
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $614

Break-even live

Break-even rent $1,312

Max offer price $175,000

Occupancy floor 66%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
782 Rio Vista Loop Richland, WA	3.0	3.0	1500	$2,195	$1.46	43d	1	0.29mi
731 Rio Vista Loop Richland, WA	3.0	2.5	1500	$2,195	$1.46	43d	1	0.29mi
723 Rio Vista Loop heuristic Richland, WA	3.0	2.5	1500	$2,195	$1.46	24d	1	0.30mi
790 Rio Vista LOOP Richland, WA	3.0	3.0	1500	$2,195	$1.46	43d	1	0.32mi
2550 Duportail St Richland, WA	1.0–3.0	1.0–2.0	980	$1,985	$2.03	13d	15	0.36mi
3003 Queensgate Dr Richland, WA	3.0	1.0–2.5	931	$2,030	$2.18	13d	21	0.53mi
501 Wright Ave Apt 1 Richland, WA	2.0	2.5	1114	$1,450	$1.30	21d	1	0.80mi
1043 Tartarian Ave Richland, WA	2.0–3.0	2.0	1147	$2,299	$2.00	13d	20	1.16mi
810 Wright Ave Richland, WA	2.0	1.0	900	$1,800	$2.00	43d	1	1.16mi
900 Aaron Dr Richland, WA	1.0–2.0	1.0–2.0	824	$1,599	$1.94	13d	6	1.21mi
850 Aaron Dr Richland, WA	1.0–2.0	1.0	825	$1,399	$1.70	13d	5	1.30mi
215 Casey Ave Richland, WA	2.0	1.0	1400	$1,800	$1.29	43d	1	1.32mi

Listing history 22 events

1. 2026-06-18
   days on market $175,000 Active 48 DOM
2. 2026-06-17
   days on market $175,000 Active 47 DOM
3. 2026-06-16
   days on market $175,000 Active 46 DOM
4. 2026-06-15
   days on market $175,000 Active 45 DOM
5. 2026-06-14
   days on market $175,000 Active 43 DOM
6. 2026-06-13
   days on market $175,000 Active 42 DOM
7. 2026-06-10
   days on market $175,000 Active 40 DOM
8. 2026-06-09
   days on market $175,000 Active 39 DOM
9. 2026-06-08
   days on market $175,000 Active 38 DOM
10. 2026-06-07
    days on market $175,000 Active 37 DOM
11. 2026-06-05
    days on market $175,000 Active 34 DOM
12. 2026-06-03
    days on market $175,000 Active 33 DOM
13. 2026-06-02
    days on market $175,000 Active 32 DOM
14. 2026-06-01
    days on market $175,000 Active 31 DOM
15. 2026-05-31
    days on market $175,000 Active 30 DOM
16. 2026-05-30
    days on market $175,000 Active 29 DOM
17. 2026-05-01
    listed $175,000 Active 619-char remark
18. 2023-03-10
    soldstatus $198,000 Closed 940-char remark

    Show marketing remark (940 chars)

    MLS# 266578 River views as far as you can see! On a clear day you can see the Blues Mountains. This is a rare treat since these homes rarely go on the market. You have a wrap deck to capture stunning sunsets and sunrises coming off the river. You feel like you are in your own private oasis. This home has so many updates make sure to get the feature list. The pride in ownership is seen though out! The large windows capture river views and pouring natural light. You are perfectly located minutes from shopping and all the best amenities Richland has to offer. You have your own fenced yard and storage shed. The fenced yard is ideal with a well spicket in your own yard straight from the community well! Great price only paying electric. The remaining utilities are covered on your lot rent. This is definitely worth checking out you have to see this perfect opportunity for YOU! Showings by appointment call your favorite realtor today!

19. 2023-02-08
    historical Active Under Contract 940-char remark

    Show marketing remark (940 chars)

    MLS# 266578 River views as far as you can see! On a clear day you can see the Blues Mountains. This is a rare treat since these homes rarely go on the market. You have a wrap deck to capture stunning sunsets and sunrises coming off the river. You feel like you are in your own private oasis. This home has so many updates make sure to get the feature list. The pride in ownership is seen though out! The large windows capture river views and pouring natural light. You are perfectly located minutes from shopping and all the best amenities Richland has to offer. You have your own fenced yard and storage shed. The fenced yard is ideal with a well spicket in your own yard straight from the community well! Great price only paying electric. The remaining utilities are covered on your lot rent. This is definitely worth checking out you have to see this perfect opportunity for YOU! Showings by appointment call your favorite realtor today!

20. 2023-02-03
    listed $211,000 Active 940-char remark

    Show marketing remark (940 chars)

    MLS# 266578 River views as far as you can see! On a clear day you can see the Blues Mountains. This is a rare treat since these homes rarely go on the market. You have a wrap deck to capture stunning sunsets and sunrises coming off the river. You feel like you are in your own private oasis. This home has so many updates make sure to get the feature list. The pride in ownership is seen though out! The large windows capture river views and pouring natural light. You are perfectly located minutes from shopping and all the best amenities Richland has to offer. You have your own fenced yard and storage shed. The fenced yard is ideal with a well spicket in your own yard straight from the community well! Great price only paying electric. The remaining utilities are covered on your lot rent. This is definitely worth checking out you have to see this perfect opportunity for YOU! Showings by appointment call your favorite realtor today!

21. 2023-01-06
    price $200,000
22. 2022-10-27
    listed $215,000 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: $552 · $46/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$1,162/yr (+$97/mo · 210.4%)

ⓘ 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 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: $25,072
• − Mortgage interest: −$9,803
• − Property taxes: −$552
• − Insurance: −$875
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$5,091
• Taxable income: $4,739
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $6,229/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

-18.6% since first listed

6 events — show timeline

• 2026-05-01 Listed $175,000 PACMLS
• 2023-03-10 Sold (MLS) $198,000 PACMLS
• 2023-02-08 Contingent — PACMLS
• 2023-02-03 Listed $211,000 PACMLS
• 2023-01-06 Price Changed $200,000 PACMLS
• 2022-10-27 Listed $215,000 PACMLS

Property tax history

+1.5%/yr

Latest (2026): $552 · +52.4% YoY. Source: county tax records.