8 Royalty Ln · West Richland, WA 99353

$30,000

1 bd · 1.0 ba · 396 sqft · Manufactured public records · 77 Days on market

Built 2008 ↓ 19% since listing

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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

MLS# 291777 Step into this charming tiny house, featuring a cozy bedroom, a fully updated kitchen with modern appliances, and a bright living area perfect for relaxation or entertaining. The bathroom boasts a walk-in shower for a spa-like experience, while the full loft provides additional living space for guests or storage. This unique opportunity invites you to embrace a minimalist lifestyle without sacrificing comfort. Come see it today!

Key facts

• Built 2008
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 39.1% 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; high-income renter base; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 13% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($28k) 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 $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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: 4.29% ✓
• Cap rate: 39.06%
• Cash-on-cash: 117.03%
• DSCR: 6.21
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.63×
• Total profit: $47,326
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.91×
• Total profit: $108,446
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $819

Break-even live

Break-even rent $249

Max offer price $30,000

Occupancy floor 31%

Sensitivity live

Price	-10% $836	-5% $828	+0% $819	+5% $811	+10% $802
Rent	-10% $718	-5% $768	+0% $819	+5% $870	+10% $921
Rate	-1.0pp $834	-0.5pp $827	base $819	+0.5pp $811	+1.0pp $804

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $30,000 Active 77 DOM
2. 2026-06-17
   days on market $30,000 Active 76 DOM
3. 2026-06-16
   days on market $30,000 Active 75 DOM
4. 2026-06-15
   days on market $30,000 Active 74 DOM
5. 2026-06-14
   days on market $30,000 Active 72 DOM
6. 2026-06-13
   days on market $30,000 Active 71 DOM
7. 2026-06-10
   days on market $30,000 Active 69 DOM
8. 2026-06-09
   days on market $30,000 Active 68 DOM
9. 2026-06-08
   days on market $30,000 Active 67 DOM
10. 2026-06-07
    days on market $30,000 Active 66 DOM
11. 2026-06-05
    days on market $30,000 Active 63 DOM
12. 2026-06-03
    days on market $30,000 Active 62 DOM
13. 2026-06-02
    days on market $30,000 Active 61 DOM
14. 2026-06-01
    days on market $30,000 Active 60 DOM
15. 2026-05-31
    days on market $30,000 Active 59 DOM
16. 2026-05-30
    days on market $30,000 Active 58 DOM
17. 2026-04-24
    price $30,000 444-char remark

    Show marketing remark (444 chars)

    MLS# 291777 Step into this charming tiny house, featuring a cozy bedroom, a fully updated kitchen with modern appliances, and a bright living area perfect for relaxation or entertaining. The bathroom boasts a walk-in shower for a spa-like experience, while the full loft provides additional living space for guests or storage. This unique opportunity invites you to embrace a minimalist lifestyle without sacrificing comfort. Come see it today!

18. 2026-04-02
    listed $37,000 Active 444-char remark

    Show marketing remark (444 chars)

    MLS# 291777 Step into this charming tiny house, featuring a cozy bedroom, a fully updated kitchen with modern appliances, and a bright living area perfect for relaxation or entertaining. The bathroom boasts a walk-in shower for a spa-like experience, while the full loft provides additional living space for guests or storage. This unique opportunity invites you to embrace a minimalist lifestyle without sacrificing comfort. Come see it today!

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $324 · $27/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $15,433
• − Mortgage interest: −$1,680
• − Property taxes: −$324
• − Insurance: −$150
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$873
• Taxable income: $9,937
• Est. tax owed @ 24.0%: −$2,385
• After-tax cash flow: $7,445/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

-18.9% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $30,000 PACMLS
• 2026-04-02 Listed $37,000 PACMLS

Property tax history

+5.2%/yr

Latest (2026): $324 · +364.8% YoY. Source: county tax records.