4535 Muris Ln · Pasco, WA 99301

$1,895

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 19 Days on market

Built 2007 6,969 sqft lot $1/sqft · 99% 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

We do not accept 3rd party applications or viewing requests. 3 bed, 2 bath, 1382 sqft. house in West Pasco Interior: * Entry living room with bay window * Kitchen has lots of counter space with eat-at bar and pantry * Family room on the kitchen * Primary bedroom has attached bath and oversized closet * 2 additional bedrooms and 1 bathroom Exterior: * Attached 2 car garage * Concrete patio Additional Lease Information: 1 year lease term No Pets Deposit & Fees Include: $1,336 Refundable Deposit $269 Non-Refundable Inspection Fee $190 Non-Refundable Carpet Cleaning Fee Rental Terms Rent: $1,895 Application Fee: $49 Security Deposit: $1,895 Available 5/10/26 Pet Policy

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 2007

🏷️ Possibly a rental listed for sale. The $1,895 price doesn't fit this home's estimated sale value (~$362,831) 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 $2k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (1.5% below list) — sets the bar for market timing.
• Cap rate 1049.9% vs local median 3.0% in Pasco — 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 (#104 in WA, #1,999 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, schools D-.
• Pasco School District (suburban): math 31% / reading 40% proficiency, ranked #242 of 291 in WA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 705 active listings in the ZIP; 13 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; 981 units permitted in Franklin County in 2024 (517 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13 of loan paydown is wiped out by about $57 of value loss. Plan a longer hold.
• Franklin County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $531 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,866 (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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 110.96% ✓
• Cap rate: 1049.92%
• Cash-on-cash: 3727.24%
• DSCR: 166.84
• GRM: 0.1

CMA / ARV

• ARV (median comp): $362,831
• List price: $1,895
• Delta: -99.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4539 Muris Ln	0.01mi	3/2.0	1,382 (0%)	2mo	$379,900	$275	98
4405 Campolina Ln	0.11mi	3/2.0	1,436 (+4%)	7mo	$400,000	$279	83
4115 Minorca Ln	0.34mi	3/2.0	1,382 (0%)	5mo	$365,000	$264	80
8212 Quadra Dr	0.35mi	3/2.0	1,382 (0%)	6mo	$300,000	$217	78
4614 Tamworth Ln	0.09mi	3/2.0	1,527 (+10%)	1mo	$380,000	$249	78
4615 Clydesdale Ln	0.39mi	3/2.0	1,382 (0%)	6mo	$399,000	$289	77
8608 Heathrow Ct	0.37mi	3/2.0	1,440 (+4%)	1mo	$377,500	$262	75
9607 Palomino Dr	0.60mi	3/2.0	1,436 (+4%)	5mo	$405,000	$282	61
9703 Percheron Dr	0.65mi	4/2.0 (+1)	1,436 (+4%)	1mo	$380,000	$265	58
7857 Coldwater Dr	0.56mi	3/2.0	1,507 (+9%)	1mo	$460,000	$305	58
4206 Kitimat Ln	0.30mi	4/2.0 (+1)	1,578 (+14%)	5mo	$414,900	$263	54
10004 Sunset	0.56mi	3/2.0	1,586 (+15%)	3mo	$490,310	$309	47

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 194.32×
• Total profit: $102,575
• Equity at exit: $283

10-year hold

• IRR: —
• Equity multiple: 408.28×
• Total profit: $216,103
• Equity at exit: $164

Cash invested: $531 (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 99301

• Rents YoY: 2.0%
• Active inventory: 705
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $28/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $1,648

Break-even live

Break-even rent $17

Max offer price $1,895

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: $474
• Closing costs: $57
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4119 Bond Ln Pasco, WA	3.0	2.0	1382	$2,300	$1.66	20d	1	0.36mi
9315 Chapel Hill Blvd Pasco, WA	1.0–4.0	1.0–2.0	1015	$1,507	$1.48	13d	10	0.46mi
4519 Appaloosa Ln Pasco, WA	3.0	2.0	1616	$2,295	$1.42	20d	1	0.75mi
5801 Road 92 Pasco, WA	3.0	2.5	1449	$2,250	$1.55	13d	4	0.79mi
8011 Hudson Dr Pasco, WA	4.0	2.0	1480	$2,200	$1.49	43d	1	0.96mi
7820 Three Rivers Dr Pasco, WA	3.0	2.0	1440	$2,300	$1.60	20d	1	0.98mi
9417 Vincenzo Dr Pasco, WA	3.0	3.0	1675	$2,195	$1.31	43d	1	1.04mi
10305 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1045	$1,810	$1.73	13d	8	1.04mi
9904 Mia Ln Pasco, WA	3.0	2.5	1509	$1,950	$1.29	20d	1	1.16mi
6102 Road 68 Pasco, WA	2.0–3.0	1.0–2.0	1007	$1,548	$1.54	13d	4	1.23mi
6212 Road 68 Pasco, WA	2.0	2.0	953	$1,546	$1.62	13d	20	1.29mi
6626 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1191	$2,100	$1.76	13d	19	1.44mi
6701 W Argent Rd Pasco, WA	1.0–2.0	1.0–2.0	1014	$1,795	$1.77	20d	3	1.49mi

Listing history 3 events

1. 2026-05-10
   historical $1,895
2. 2026-05-07
   listed $1,895
3. 2026-05-07
   listed $1,895 Active 783-char remark

ⓘ 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 3/10 Moderate
• 🌡 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 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,233
• − Mortgage interest: −$106
• − Property taxes: −$28
• − Insurance: −$9
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$55
• Taxable income: $20,996
• Est. tax owed @ 24.0%: −$5,039
• After-tax cash flow: $14,738/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: Pasco School District
• NCES district ID: 5306570
• Math proficiency: 31% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $54,454
• Composite: 33.78/100
• National rank: #10401
• State rank: #242 of 291 in WA

Livability — Pasco

• Score: 79/100
• State rank: #104
• US rank: #1999

Category grades

Amenities B- Commute A+ Cost of living B Crime D+ Employment C+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasco, WA
• County: Franklin County · 87,044 people
• City population: 87,044
• Metro: Kennewick-Richland, WA
• Population (ZIP): 87,044
• Household income: $87,951
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1556.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 108,530 people
• By 2030: 118,705 · +9.4%
• By 2040: 140,053 · +29.0%
• By 2050: 162,360 · +49.6%
• By 2075: 217,667 · +100.6%
• By 2100: 264,533 · +143.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 37% Two or more races 22% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 47% Russian/Polish/Slavic 2% Other Asian/Pacific 0%

Political lean MEDSL · Franklin

• 2024 margin: Strong R (+22.7) · D 37.4% · R 60.1% · Other 2.4%
• 2008→2024 swing: +1.0pp toward D · 2008: -23.7pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+14.5 2016: R+17.1 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -331.74%
• Current HPI: 284.481
• Rent YoY: ▲ 1.99%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-10 Rental Removed $1,895 APPFOLIO
• 2026-05-07 Listed for Rent $1,895 APPFOLIO

Property tax history

+5.1%/yr

Latest (2026): $3,136 · +3.8% YoY. Source: county tax records.