48 Nuclear Ln · Richland, WA 99354

$89,900

2 bd · 2.0 ba · 880 sqft · SingleFamily public records · 84 Days on market

Built 2021 Good condition $102/sqft · 129% above area ↓ 9% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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# 291560 Welcome to 48 Nuclear Ln in Richland, WA! Built in 2021, this double-wide manufactured home offers comfortable, modern living on a rented lot in a highly convenient North Richland location with quick access to the highway, Columbia River, and nearby parks. This 2-bedroom, 2-bathroom home features 880 square feet with a functional layout, well-suited for those commuting to Hanford or other local employers. Inside, the home offers an open-concept living area that creates a practical and connected main space. The kitchen is efficiently designed with ample cabinetry and workspace, flowing easily into the living area for everyday use. The primary suite includes a private bathroom, while the second bedroom and additional full bath provide flexibility for guests, hobbies, or a home office. A dedicated laundry area adds convenience and extra storage. Convenient North Richland location with easy access to major employers, shopping, and nearby outdoor recreation along the Columbia River.

Key facts

• Private bathroom
• Community pool
• Built 2021

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN-CONCEPT LIVING AREA
• EFFICIENTLY DESIGNED KITCHEN
• PRIVATE BATHROOM
• DEDICATED LAUNDRY AREA
• EASY ACCESS TO MAJOR EMPLOYERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 18% of the median local income ($92k/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 $622 of loan paydown is wiped out by about $3k 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 + 0.6% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($85k) 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 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: 1.52% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $39,319
• List price: $89,900
• Delta: 128.64%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.62% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.56×
• Total profit: $14,136
• Equity at exit: $13,404

10-year hold

• IRR: 21.4%
• Equity multiple: 2.62×
• Total profit: $40,864
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$471
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $501

Break-even live

Break-even rent $733

Max offer price $89,900

Occupancy floor 58%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2360 Hood Ave Richland, WA	1.0	1.0	758	$1,280	$1.69	13d	3	0.21mi
2324 Hood Ave Richland, WA	1.0–2.0	1.0	825	$1,400	$1.70	13d	5	0.22mi
1930 George Washington Way Richland, WA	2.0	2.0	824	$1,150	$1.40	13d	1	1.00mi
1930 George Washington Way Unit 108 Richland, WA	2.0	2.0	824	$1,150	$1.40	21d	1	1.01mi
1911 Hoxie Ave Unit C Richland, WA	2.0	1.0	891	$1,500	$1.68	43d	1	1.11mi
1900 Stevens Dr Richland, WA	1.0–2.0	1.0	816	$1,425	$1.75	21d	23	1.11mi
2894 Salk Ave Richland, WA	1.0–2.0	1.0–2.0	792	$1,644	$2.07	13d	19	1.25mi
1872 Alder Ave Unit A Richland, WA	2.0	2.0	668	$1,795	$2.69	13d	1	1.39mi
227 University Dr Richland, WA	1.0–4.0	1.0–3.0	982	$1,047	$1.07	13d	72	1.41mi
200 Waldron St Richland, WA	2.0	1.0	675	$1,335	$1.98	21d	2	1.42mi
1650 Mowry Sq Richland, WA	1.0	1.0	643	$1,260	$1.96	21d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 84 DOM
2. 2026-06-17
   days on market $89,900 Active 83 DOM
3. 2026-06-16
   days on market $89,900 Active 82 DOM
4. 2026-06-15
   days on market $89,900 Active 81 DOM
5. 2026-06-14
   days on market $89,900 Active 79 DOM
6. 2026-06-13
   days on market $89,900 Active 78 DOM
7. 2026-06-10
   days on market $89,900 Active 76 DOM
8. 2026-06-09
   days on market $89,900 Active 75 DOM
9. 2026-06-08
   days on market $89,900 Active 74 DOM
10. 2026-06-07
    days on market $89,900 Active 73 DOM
11. 2026-06-05
    days on market $89,900 Active 70 DOM
12. 2026-06-03
    days on market $89,900 Active 69 DOM
13. 2026-06-02
    days on market $89,900 Active 68 DOM
14. 2026-06-01
    days on market $89,900 Active 67 DOM
15. 2026-05-31
    days on market $89,900 Active 66 DOM
16. 2026-05-30
    days on market $89,900 Active 65 DOM
17. 2026-04-28
    price $89,900 1004-char remark

    Show marketing remark (1004 chars)

    MLS# 291560 Welcome to 48 Nuclear Ln in Richland, WA! Built in 2021, this double-wide manufactured home offers comfortable, modern living on a rented lot in a highly convenient North Richland location with quick access to the highway, Columbia River, and nearby parks. This 2-bedroom, 2-bathroom home features 880 square feet with a functional layout, well-suited for those commuting to Hanford or other local employers. Inside, the home offers an open-concept living area that creates a practical and connected main space. The kitchen is efficiently designed with ample cabinetry and workspace, flowing easily into the living area for everyday use. The primary suite includes a private bathroom, while the second bedroom and additional full bath provide flexibility for guests, hobbies, or a home office. A dedicated laundry area adds convenience and extra storage. Convenient North Richland location with easy access to major employers, shopping, and nearby outdoor recreation along the Columbia River.

18. 2026-03-26
    listed $99,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    MLS# 291560 Welcome to 48 Nuclear Ln in Richland, WA! Built in 2021, this double-wide manufactured home offers comfortable, modern living on a rented lot in a highly convenient North Richland location with quick access to the highway, Columbia River, and nearby parks. This 2-bedroom, 2-bathroom home features 880 square feet with a functional layout, well-suited for those commuting to Hanford or other local employers. Inside, the home offers an open-concept living area that creates a practical and connected main space. The kitchen is efficiently designed with ample cabinetry and workspace, flowing easily into the living area for everyday use. The primary suite includes a private bathroom, while the second bedroom and additional full bath provide flexibility for guests, hobbies, or a home office. A dedicated laundry area adds convenience and extra storage. Convenient North Richland location with easy access to major employers, shopping, and nearby outdoor recreation along the Columbia River.

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $881 · $73/mo
• Expected delta: +$43/yr (+$4/mo · 5.1%)

ⓘ 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: $16,400
• − Mortgage interest: −$5,036
• − Property taxes: −$838
• − Insurance: −$450
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,615
• Taxable income: $4,838
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $4,850/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 2-bathroom home in Richland, WA, built in 2021, offers a good condition with modern finishes and a functional layout. It is well-suited for commuting to Hanford or other local employers. The home is move-in ready with minor cosmetic updates that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Updating the flooring in the bedrooms — Replacing worn-out flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modernizing the kitchen appliances can make the home more appealing to potential buyers/tenants.
• Both Updating the bathroom fixtures — Modernizing the bathroom fixtures can improve the overall look and functionality of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Updating the flooring in the bedrooms — Replacing worn-out flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen appliances can make the home more appealing to potential buyers/tenants. ↑
• Both Updating the bathroom fixtures — Modernizing the bathroom fixtures can improve the overall look and functionality of the home. ↑

ⓘ 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

-9.2% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $89,900 PACMLS
• 2026-03-26 Listed $99,000 PACMLS

Property tax history

-1.8%/yr

Latest (2026): $838 · -3.1% YoY. Source: county tax records.