21 Nuclear Ln · Richland, WA 99354

$135,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 318 Days on market

Built 2021 Good condition $118/sqft · 102% above area ↓ 7% 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 286374 Welcome to 21 Nuclear Ln in Richland, WA! Built in 2021, this newer double-wide manufactured home offers comfortable, modern living on a rented lot in a highly convenient Richland location. Just minutes from Lynnwood Park, the Columbia River, and with quick access to the highway, this home is an excellent choice, especially for Hanford workers seeking an easy commute. Inside, you'll find an open-concept floor plan with vaulted ceilings and a ceiling fan, creating a spacious and welcoming atmosphere. The kitchen is a standout feature, boasting a center island with barstool seating, recessed and pendant lighting, and a practical layout ideal for cooking and entertaining. The fully fenced yard offers a safe and private outdoor space that's perfect for watching kids or pets play. The interior features a combination of laminate and carpet flooring for both durability and comfort. There are three bedrooms, one full bathroom, and a ¾ ensuite bathroom in the primary suite, complete with a convenient sit-down shower. A separate utility room adds functionality with extra storage and laundry space. The range and refrigerator are included, making this home move-in ready. Don’t miss your chance to own a well-maintained, newer home in a quiet and accessible area of Richland. Whether you're commuting to Hanford or enjoying the nearby parks and river, 21 Nuclear Ln offers excellent value and easy living.

Key facts

• Move-in ready
• Fully fenced yard
• Community pool

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN-CONCEPT FLOOR PLAN
• FULLY FENCED YARD
• SEPARATE UTILITY ROOM
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $933 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 318 days — a 12% lower offer ($119k) 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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: 1.11% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $66,972
• List price: $135,000
• Delta: 101.58%
• 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	0.06mi	3/2.0	1,172 (+2%)	12mo	$85,000	$73	83
49 Proton Ln	0.15mi	3/2.0	1,071 (-6%)	8mo	$34,000	$32	76
20 Mercury Dr	0.20mi	3/2.0	1,080 (-6%)	16mo	$82,000	$76	68
32 Cosmic Ln	0.06mi	3/2.0	1,296 (+13%)	11mo	$100,000	$77	66
49 Log Ln	0.13mi	3/1.0	1,275 (+12%)	9mo	$59,500	$47	63
33 Mercury Dr	0.20mi	3/2.0	1,288 (+13%)	15mo	$119,000	$92	57
59 Compton Ln	0.19mi	4/2.0 (+1)	1,242 (+9%)	18mo	$97,500	$79	56
46 Compton Ln	0.12mi	3/2.0	1,294 (+13%)	23mo	$92,000	$71	53
63 Cosmic Ln #63	0.18mi	3/2.0	1,296 (+13%)	24mo	$130,000	$100	50
2021 Mahan Ave # E9 Ave Unit E9	0.60mi	2/2.0 (-1)	980 (-14%)	23mo	$40,000	$41	24

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: -4.0%
• Equity multiple: 0.86×
• Total profit: $-5,464
• Equity at exit: $20,129

10-year hold

• IRR: 2.9%
• Equity multiple: 1.19×
• Total profit: $7,112
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$708
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $313

Break-even live

Break-even rent $1,106

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	14d	5	0.27mi
1930 George Washington Way Richland, WA	2.0	2.0	824	$1,150	$1.40	14d	1	0.89mi
1930 George Washington Way Unit 108 Richland, WA	2.0	2.0	824	$1,150	$1.40	21d	1	0.89mi
1928 George Washington Way Richland, WA	3.0	1.5	1395	$1,350	$0.97	14d	1	0.92mi
1900 Stevens Dr Richland, WA	1.0–2.0	1.0	816	$1,425	$1.75	21d	23	0.97mi
1911 Hoxie Ave Unit C Richland, WA	2.0	1.0	891	$1,500	$1.68	44d	1	0.99mi
1621 George Washington Way Richland, WA	1.0–3.0	1.0–2.0	907	$1,345	$1.48	21d	1	1.39mi
2894 Salk Ave Richland, WA	1.0–2.0	1.0–2.0	792	$1,644	$2.07	14d	19	1.40mi
140 Van Giesen St Richland, WA	2.0	1.5	900	$1,195	$1.33	44d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 318 DOM
2. 2026-06-17
   days on market $135,000 Active 317 DOM
3. 2026-06-16
   days on market $135,000 Active 316 DOM
4. 2026-06-15
   days on market $135,000 Active 315 DOM
5. 2026-06-14
   days on market $135,000 Active 313 DOM
6. 2026-06-13
   days on market $135,000 Active 312 DOM
7. 2026-06-10
   days on market $135,000 Active 310 DOM
8. 2026-06-09
   days on market $135,000 Active 309 DOM
9. 2026-06-08
   days on market $135,000 Active 308 DOM
10. 2026-06-07
    days on market $135,000 Active 307 DOM
11. 2026-06-05
    days on market $135,000 Active 304 DOM
12. 2026-06-03
    days on market $135,000 Active 303 DOM
13. 2026-06-02
    days on market $135,000 Active 302 DOM
14. 2026-06-01
    days on market $135,000 Active 301 DOM
15. 2026-05-31
    days on market $135,000 Active 300 DOM
16. 2026-05-30
    days on market $135,000 Active 299 DOM
17. 2026-01-12
    price $135,000 1436-char remark

    Show marketing remark (1436 chars)

    MLS# 286374 Welcome to 21 Nuclear Ln in Richland, WA! Built in 2021, this newer double-wide manufactured home offers comfortable, modern living on a rented lot in a highly convenient Richland location. Just minutes from Lynnwood Park, the Columbia River, and with quick access to the highway, this home is an excellent choice, especially for Hanford workers seeking an easy commute. Inside, you'll find an open-concept floor plan with vaulted ceilings and a ceiling fan, creating a spacious and welcoming atmosphere. The kitchen is a standout feature, boasting a center island with barstool seating, recessed and pendant lighting, and a practical layout ideal for cooking and entertaining. The fully fenced yard offers a safe and private outdoor space that's perfect for watching kids or pets play. The interior features a combination of laminate and carpet flooring for both durability and comfort. There are three bedrooms, one full bathroom, and a ¾ ensuite bathroom in the primary suite, complete with a convenient sit-down shower. A separate utility room adds functionality with extra storage and laundry space. The range and refrigerator are included, making this home move-in ready. Don’t miss your chance to own a well-maintained, newer home in a quiet and accessible area of Richland. Whether you're commuting to Hanford or enjoying the nearby parks and river, 21 Nuclear Ln offers excellent value and easy living.

18. 2025-09-23
    price $140,000 1436-char remark

    Show marketing remark (1436 chars)

    MLS# 286374 Welcome to 21 Nuclear Ln in Richland, WA! Built in 2021, this newer double-wide manufactured home offers comfortable, modern living on a rented lot in a highly convenient Richland location. Just minutes from Lynnwood Park, the Columbia River, and with quick access to the highway, this home is an excellent choice, especially for Hanford workers seeking an easy commute. Inside, you'll find an open-concept floor plan with vaulted ceilings and a ceiling fan, creating a spacious and welcoming atmosphere. The kitchen is a standout feature, boasting a center island with barstool seating, recessed and pendant lighting, and a practical layout ideal for cooking and entertaining. The fully fenced yard offers a safe and private outdoor space that's perfect for watching kids or pets play. The interior features a combination of laminate and carpet flooring for both durability and comfort. There are three bedrooms, one full bathroom, and a ¾ ensuite bathroom in the primary suite, complete with a convenient sit-down shower. A separate utility room adds functionality with extra storage and laundry space. The range and refrigerator are included, making this home move-in ready. Don’t miss your chance to own a well-maintained, newer home in a quiet and accessible area of Richland. Whether you're commuting to Hanford or enjoying the nearby parks and river, 21 Nuclear Ln offers excellent value and easy living.

19. 2025-08-04
    listed $145,000 Active 1436-char remark

    Show marketing remark (1436 chars)

    MLS# 286374 Welcome to 21 Nuclear Ln in Richland, WA! Built in 2021, this newer double-wide manufactured home offers comfortable, modern living on a rented lot in a highly convenient Richland location. Just minutes from Lynnwood Park, the Columbia River, and with quick access to the highway, this home is an excellent choice, especially for Hanford workers seeking an easy commute. Inside, you'll find an open-concept floor plan with vaulted ceilings and a ceiling fan, creating a spacious and welcoming atmosphere. The kitchen is a standout feature, boasting a center island with barstool seating, recessed and pendant lighting, and a practical layout ideal for cooking and entertaining. The fully fenced yard offers a safe and private outdoor space that's perfect for watching kids or pets play. The interior features a combination of laminate and carpet flooring for both durability and comfort. There are three bedrooms, one full bathroom, and a ¾ ensuite bathroom in the primary suite, complete with a convenient sit-down shower. A separate utility room adds functionality with extra storage and laundry space. The range and refrigerator are included, making this home move-in ready. Don’t miss your chance to own a well-maintained, newer home in a quiet and accessible area of Richland. Whether you're commuting to Hanford or enjoying the nearby parks and river, 21 Nuclear Ln offers excellent value and easy living.

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$6/yr (+$1/mo · 0.5%)

ⓘ 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: $18,030
• − Mortgage interest: −$7,562
• − Property taxes: −$1,317
• − Insurance: −$675
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$3,927
• Taxable income: $1,665
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $3,357/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This newer double-wide manufactured home in Richland, WA, offers a good condition with a good condition score of 80. It has a good kitchen, exterior, and flooring, and is move-in ready with minor maintenance needed. The highest-ROI updates include painting the exterior, replacing carpet with hardwood flooring, and installing smart home devices.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Resale Replace carpet with hardwood flooring — Improves aesthetics and is more durable
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace carpet with hardwood flooring — Improves aesthetics and is more durable ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.9% since first listed

3 events — show timeline

• 2026-01-12 Price Changed $135,000 PACMLS
• 2025-09-23 Price Changed $140,000 PACMLS
• 2025-08-04 Listed $145,000 PACMLS

Property tax history

+68.6%/yr

Latest (2026): $1,317 · -3.1% YoY. Source: county tax records.