3600 Eastlake Dr · West Richland, WA 99353

$3,295

4 bd · 2.0 ba · 3,083 sqft · SingleFamily public records · 92 Days on market

Built 1981 1.99 ac lot $1/sqft · 100% below area

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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
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

We do not accept 3rd party applications or viewing requests. 4 Bedroom, 3 Bath 3083 sqft Home in West Richland Wonderfully unique 4-bedroom, 3-bathroom home in Richland. Welcoming you in through the large double doors is a massive entryway into this extraordinary living space. The spacious living room with hard surface flooring, large windows, skylight and a fireplace are sure to Wow. Adjacent to the entry and living room is an entire hot tub room adorned with wood paneling, sky lights and a slider to the outdoor area. The kitchen boasts a pass-through to the formal dining room plus built-in appliances and granite countertops. Just past the kitchen is the primary bedroom through double doors and adjoining primary bathroom with double vanities, soaking tub and considerable walk-in closet. Also on the main floor is a second bedroom with large closet and bathroom with lighted sink and standing shower. Downstairs is 2 additional bedrooms and 1 bathroom. An immense covered patio and sizeable lot round out this beautiful home. Interior: * 4 Bedrooms * 3 Bathrooms * 3083 sq ft * Lots of Natural Light * Lots of Character * Hard Surface Flooring * Fireplace * Updated Kitchen * Dishwasher * Hot Tub Room * Skylights * Wood Burning Stove * Formal Dining Room Exterior: * Private Backyard * Grass and Mature Trees * Spacious Covered Patio * Attached 2-Car Garage * Outdoor Shed/Shop Additional Information: * 12 Month Lease Term * Pet Friendly with Approval & Fees Deposit & Fees Include: $2511 Refundable Deposit $494 Admin Fee $290 Carpet Care Fee (Assessed at Move-out) Please Note: Availability, rates, and details are subject to change This property is professionally managed by Kenmore Team Property Management We are an equal housing opportunity provider.

Key facts

• Formal dining room
• Hot tub room
• Private backyard

Tags

• MASSIVE ENTRYWAY
• HOT TUB ROOM
• GRANITE COUNTERTOPS
• FORMAL DINING ROOM
• COVERED PATIO
• PRIVATE BACKYARD

🏷️ Possibly a rental listed for sale. The $3,295 price doesn't fit this home's estimated sale value (~$769,094) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $3k).
• Recommended offer: $3k (9.0% below list) — sets the bar for market timing.
• Cap rate 786.0% 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; 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 $23 of loan paydown is wiped out by about $99 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 $923 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,998 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 83.12% ✓
• Cap rate: 785.96%
• Cash-on-cash: 2784.54%
• DSCR: 124.90
• GRM: 0.1

CMA / ARV

• ARV (median comp): $769,094
• List price: $3,295
• Delta: -99.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3302 Mount Daniel Rd	0.46mi	5/4.0 (+1)	3,372 (+9%)	11mo	$899,900	$267	40
3107 Mt. Adams View Dr	0.64mi	5/3.5 (+1)	3,366 (+9%)	5mo	$1,000,000	$297	40
4623 Mountain Meadow Rd	0.69mi	3/3.0 (-1)	2,896 (-6%)	20mo	$784,900	$271	32
3911 Westlake Dr	0.53mi	4/2.5	2,646 (-14%)	21mo	$700,000	$265	32
3515 Westlake Dr	0.50mi	4/4.0	2,639 (-14%)	20mo	$850,000	$322	28

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: —
• Equity multiple: 148.26×
• Total profit: $135,859
• Equity at exit: $491

10-year hold

• IRR: —
• Equity multiple: 319.72×
• Total profit: $294,046
• Equity at exit: $285

Cash invested: $923 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,739 medium
• Mortgage (P&I): −$17
• Tax est. 1.5%: −$4 /mo · $49/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $2,141

Break-even live

Break-even rent $29

Max offer price $3,295

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: $824
• Closing costs: $99
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   days on market $3,295 Active 92 DOM
2. 2026-06-02
   days on market $3,295 Active 91 DOM
3. 2026-06-01
   days on market $3,295 Active 90 DOM
4. 2026-05-31
   days on market $3,295 Active 89 DOM
5. 2026-05-30
   days on market $3,295 Active 88 DOM
6. 2026-03-06
   historical $3,295
7. 2026-03-03
   listed $3,295

   Show marketing remark (1826 chars)

   We do not accept 3rd party applications or viewing requests. 4 Bedroom, 3 Bath 3083 sqft Home in West Richland Wonderfully unique 4-bedroom, 3-bathroom home in Richland. Welcoming you in through the large double doors is a massive entryway into this extraordinary living space. The spacious living room with hard surface flooring, large windows, skylight and a fireplace are sure to Wow. Adjacent to the entry and living room is an entire hot tub room adorned with wood paneling, sky lights and a slider to the outdoor area. The kitchen boasts a pass-through to the formal dining room plus built-in appliances and granite countertops. Just past the kitchen is the primary bedroom through double doors and adjoining primary bathroom with double vanities, soaking tub and considerable walk-in closet. Also on the main floor is a second bedroom with large closet and bathroom with lighted sink and standing shower. Downstairs is 2 additional bedrooms and 1 bathroom. An immense covered patio and sizeable lot round out this beautiful home. Interior: * 4 Bedrooms * 3 Bathrooms * 3083 sq ft * Lots of Natural Light * Lots of Character * Hard Surface Flooring * Fireplace * Updated Kitchen * Dishwasher * Hot Tub Room * Skylights * Wood Burning Stove * Formal Dining Room Exterior: * Private Backyard * Grass and Mature Trees * Spacious Covered Patio * Attached 2-Car Garage * Outdoor Shed/Shop Additional Information: * 12 Month Lease Term * Pet Friendly with Approval & Fees Deposit & Fees Include: $2511 Refundable Deposit $494 Admin Fee $290 Carpet Care Fee (Assessed at Move-out) Please Note: Availability, rates, and details are subject to change This property is professionally managed by Kenmore Team Property Management We are an equal housing opportunity provider.

8. 2026-03-03
   listed $3,295 Active 1826-char remark

   Show marketing remark (1826 chars)

   We do not accept 3rd party applications or viewing requests. 4 Bedroom, 3 Bath 3083 sqft Home in West Richland Wonderfully unique 4-bedroom, 3-bathroom home in Richland. Welcoming you in through the large double doors is a massive entryway into this extraordinary living space. The spacious living room with hard surface flooring, large windows, skylight and a fireplace are sure to Wow. Adjacent to the entry and living room is an entire hot tub room adorned with wood paneling, sky lights and a slider to the outdoor area. The kitchen boasts a pass-through to the formal dining room plus built-in appliances and granite countertops. Just past the kitchen is the primary bedroom through double doors and adjoining primary bathroom with double vanities, soaking tub and considerable walk-in closet. Also on the main floor is a second bedroom with large closet and bathroom with lighted sink and standing shower. Downstairs is 2 additional bedrooms and 1 bathroom. An immense covered patio and sizeable lot round out this beautiful home. Interior: * 4 Bedrooms * 3 Bathrooms * 3083 sq ft * Lots of Natural Light * Lots of Character * Hard Surface Flooring * Fireplace * Updated Kitchen * Dishwasher * Hot Tub Room * Skylights * Wood Burning Stove * Formal Dining Room Exterior: * Private Backyard * Grass and Mature Trees * Spacious Covered Patio * Attached 2-Car Garage * Outdoor Shed/Shop Additional Information: * 12 Month Lease Term * Pet Friendly with Approval & Fees Deposit & Fees Include: $2511 Refundable Deposit $494 Admin Fee $290 Carpet Care Fee (Assessed at Move-out) Please Note: Availability, rates, and details are subject to change This property is professionally managed by Kenmore Team Property Management We are an equal housing opportunity provider.

9. 2020-09-25
   soldstatus $624,900 1785-char remark

   Show marketing remark (1785 chars)

   What a rare find! Rambler basement home located in the desirable "THE LAKES" area in West Richland. This 3083 sq. foot home sits on 1.99 acres of park like land! Bring the animals! Build a shop or add a pool! As you enter the front doors you will be greeted with views of the enclosed atrium with Newer salt water hot tub, cedar wood trimmed with entertaining area, and sky lights. Step out to the new trex deck to enjoy the evening views. The living room includes beautiful hardwood floors, a fireplace and skylights. Family room with pellet stove, and newer carpet opens to the updated kitchen. Newer granite counters, under mount sink, tile back splash and pull outs galore. Ample cabinet and counter space. Amazing butler pantry to store all your items in. Formal dining room leads to brand new trex deck and covered patio with ceiling fan. Enjoy the amazing views. The master on the main level is spacious with updated carpet. Access to hot tub and exterior patio. Master bath has newer granite counters, glass under mount sinks with cabinet lighting. Large soaker tub and shower and walk in closet. Second bed located on the main that includes a bath with granite counters under mount sink and newer tile walk in shower. The lower level you will find 2 bedroom with egress windows and a full bath. Outside has 1.99 acres of beautiful lawn and mature trees and underground timed sprinklers. Barn or storage and dog run. Improvements in 2014 include driveway, new roof, new HVAC Lenox heat pump, bathroom updates, tile shower and granite counters, North trex deck, kitchen update including granite counters, new sink, tile backsplash. 2019 Improvements include new salt water hot tub, trex deck facing east with addition, roof and ceiling fan. Don't miss seeing this one!

10. 2020-08-25
    listed $624,900 1785-char remark

    Show marketing remark (1785 chars)

    What a rare find! Rambler basement home located in the desirable "THE LAKES" area in West Richland. This 3083 sq. foot home sits on 1.99 acres of park like land! Bring the animals! Build a shop or add a pool! As you enter the front doors you will be greeted with views of the enclosed atrium with Newer salt water hot tub, cedar wood trimmed with entertaining area, and sky lights. Step out to the new trex deck to enjoy the evening views. The living room includes beautiful hardwood floors, a fireplace and skylights. Family room with pellet stove, and newer carpet opens to the updated kitchen. Newer granite counters, under mount sink, tile back splash and pull outs galore. Ample cabinet and counter space. Amazing butler pantry to store all your items in. Formal dining room leads to brand new trex deck and covered patio with ceiling fan. Enjoy the amazing views. The master on the main level is spacious with updated carpet. Access to hot tub and exterior patio. Master bath has newer granite counters, glass under mount sinks with cabinet lighting. Large soaker tub and shower and walk in closet. Second bed located on the main that includes a bath with granite counters under mount sink and newer tile walk in shower. The lower level you will find 2 bedroom with egress windows and a full bath. Outside has 1.99 acres of beautiful lawn and mature trees and underground timed sprinklers. Barn or storage and dog run. Improvements in 2014 include driveway, new roof, new HVAC Lenox heat pump, bathroom updates, tile shower and granite counters, North trex deck, kitchen update including granite counters, new sink, tile backsplash. 2019 Improvements include new salt water hot tub, trex deck facing east with addition, roof and ceiling fan. Don't miss seeing this one!

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥98°F today · 11 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: $32,865
• − Mortgage interest: −$185
• − Property taxes: −$49
• − Insurance: −$16
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$96
• Taxable income: $27,260
• Est. tax owed @ 24.0%: −$6,542
• After-tax cash flow: $19,148/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 — 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

-99.5% since first listed

5 events — show timeline

• 2026-03-06 Rental Removed $3,295 APPFOLIO
• 2026-03-03 Listed for Rent $3,295 APPFOLIO
• 2026-03-03 Listed $3,295 PACMLS
• 2020-09-25 Sold (MLS) $624,900 PACMLS
• 2020-08-25 Listed $624,900 PACMLS

Property tax history

+5.8%/yr

Latest (2026): $8,710 · -0.8% YoY. Source: county tax records.