3517 Road 84, 106c · Pasco, WA 99301

$140,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 69 Days on market

Built 2021 Good condition $108/sqft · 32% above area Est $106k · 32% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 291988 MLS# 285199 Welcome to this pristine 2021 GoldenWest Dream Silver Series manufactured home, located in a desirable 55 and older community in West Pasco. With nearly 1,300 square feet of thoughtfully designed living space, this 3-bedroom, 2-bath home offers comfort, quality, and style in a peaceful setting. Built with quality in mind, this home features 2x6 floor joists spaced 16" on center, durable LP Smart Panel Siding with an impressive 5/50-year warranty, and energy-efficient dual-pane vinyl windows. Taped and textured drywall, 8" cement eave fascia, and upgraded insulation add to the durability and comfort of this well-crafted residence. Step inside to an open-concept layout featuring vinyl flooring in the kitchen, utility room, and baths, plus new carpet in the living room, hallway, and bedrooms. The kitchen boasts a large breakfast bar with laminate countertops, ample cabinet space including a pantry, and like-new electric appliances—all accented by stylish nickel hardware. The spacious primary suite is located on one side of the home for added privacy and includes a walk-in closet and ensuite bath with abundant storage, wood cabinetry, and built-in shelving. Two sizeable guest bedrooms, both with walk-in closets, are positioned on the opposite side, ideal for guests or a home office. Enjoy outdoor living with decks in both the front and back, plus a fully fenced backyard and a 7x7 shed for extra storage. Underground timed sprlinklers have been installed in the front for extra ease. Refrigerator included and newly added electric vehicle outlet. Don’t miss your chance to own this like-new home in a welcoming, well-maintained 55+ community. Schedule your private showing today!

Key facts

• Built 2021
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 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?
5. 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?
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: 1.50% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.97%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $105,930
• List price: $140,000
• Delta: 32.16%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3517 N Road 84 #113c	0.00mi	3/2.0	1,296 (0%)	12mo	$150,000	$116	90
3517 Road 84, 122j	0.00mi	3/2.0	1,440 (+11%)	10mo	$124,000	$86	73
3517 Road 84 Space 130b Unit 130B	0.00mi	4/2.0 (+1)	1,404 (+8%)	12mo	$105,500	$75	71
3517 Road 84, #116j	0.00mi	2/2.0 (-1)	1,144 (-12%)	8mo	$105,000	$92	69
3517 Road 84, 104c Unit 104C	0.00mi	2/2.0 (-1)	1,167 (-10%)	18mo	$130,000	$111	63

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: 16.1%
• Equity multiple: 1.64×
• Total profit: $25,057
• Equity at exit: $20,874

10-year hold

• IRR: 24.0%
• Equity multiple: 2.98×
• Total profit: $77,461
• Equity at exit: $12,105

Cash invested: $39,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $783

Break-even live

Break-even rent $1,102

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4119 Bond Ln Pasco, WA	3.0	2.0	1382	$2,300	$1.66	21d	1	0.25mi
9315 Chapel Hill Blvd Pasco, WA	1.0–4.0	1.0–2.0	1015	$1,507	$1.48	13d	10	1.00mi
6701 W Argent Rd Pasco, WA	1.0–2.0	1.0–2.0	1014	$1,795	$1.77	21d	3	1.03mi
6626 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1191	$2,100	$1.76	13d	19	1.07mi
6708 Dradie Pl Pasco, WA	3.0	2.5	1181	$2,095	$1.77	43d	1	1.09mi
4519 Appaloosa Ln Pasco, WA	3.0	2.0	1616	$2,295	$1.42	21d	1	1.13mi
6405H Chapel Hill Blvd Unit H201 Pasco, WA	2.0	2.0	960	$1,751	$1.82	43d	1	1.23mi
6405H Chapel Hill Blvd Unit H103 Pasco, WA	2.0	2.0	1007	$1,794	$1.78	43d	1	1.23mi
6405N Chapel Hill Blvd Unit N102 Pasco, WA	3.0	2.0	1262	$1,750	$1.39	43d	1	1.23mi
5801 Road 92 Pasco, WA	3.0	2.5	1449	$2,250	$1.55	13d	4	1.39mi
7820 Three Rivers Dr Pasco, WA	3.0	2.0	1440	$2,300	$1.60	21d	1	1.39mi
8011 Hudson Dr Pasco, WA	4.0	2.0	1480	$2,200	$1.49	43d	1	1.41mi
6305 Chapel Hill Blvd Unit D102 Pasco, WA	2.0	2.0	938	$1,686	$1.80	21d	1	1.43mi
10305 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1045	$1,810	$1.73	13d	8	1.48mi
6005 Chapel Hill Blvd Unit I 102 Pasco, WA	3.0	2.0	1262	$1,650	$1.31	43d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $140,000 Active 69 DOM
2. 2026-06-17
   days on market $140,000 Active 68 DOM
3. 2026-06-16
   days on market $140,000 Active 67 DOM
4. 2026-06-15
   days on market $140,000 Active 66 DOM
5. 2026-06-14
   days on market $140,000 Active 64 DOM
6. 2026-06-13
   days on market $140,000 Active 63 DOM
7. 2026-06-10
   days on market $140,000 Active 61 DOM
8. 2026-06-09
   days on market $140,000 Active 60 DOM
9. 2026-06-08
   days on market $140,000 Active 59 DOM
10. 2026-06-07
    days on market $140,000 Active 58 DOM
11. 2026-06-02
    days on market $140,000 Active 53 DOM
12. 2026-06-01
    days on market $140,000 Active 52 DOM
13. 2026-05-31
    days on market $140,000 Active 51 DOM
14. 2026-05-30
    days on market $140,000 Active 50 DOM
15. 2026-04-23
    price $150,000 1744-char remark

    Show marketing remark (1744 chars)

    MLS# 291988 MLS# 285199 Welcome to this pristine 2021 GoldenWest Dream Silver Series manufactured home, located in a desirable 55 and older community in West Pasco. With nearly 1,300 square feet of thoughtfully designed living space, this 3-bedroom, 2-bath home offers comfort, quality, and style in a peaceful setting. Built with quality in mind, this home features 2x6 floor joists spaced 16" on center, durable LP Smart Panel Siding with an impressive 5/50-year warranty, and energy-efficient dual-pane vinyl windows. Taped and textured drywall, 8" cement eave fascia, and upgraded insulation add to the durability and comfort of this well-crafted residence. Step inside to an open-concept layout featuring vinyl flooring in the kitchen, utility room, and baths, plus new carpet in the living room, hallway, and bedrooms. The kitchen boasts a large breakfast bar with laminate countertops, ample cabinet space including a pantry, and like-new electric appliances—all accented by stylish nickel hardware. The spacious primary suite is located on one side of the home for added privacy and includes a walk-in closet and ensuite bath with abundant storage, wood cabinetry, and built-in shelving. Two sizeable guest bedrooms, both with walk-in closets, are positioned on the opposite side, ideal for guests or a home office. Enjoy outdoor living with decks in both the front and back, plus a fully fenced backyard and a 7x7 shed for extra storage. Underground timed sprlinklers have been installed in the front for extra ease. Refrigerator included and newly added electric vehicle outlet. Don’t miss your chance to own this like-new home in a welcoming, well-maintained 55+ community. Schedule your private showing today!

16. 2026-04-10
    listed $160,000 Active 1744-char remark

    Show marketing remark (1744 chars)

    MLS# 291988 MLS# 285199 Welcome to this pristine 2021 GoldenWest Dream Silver Series manufactured home, located in a desirable 55 and older community in West Pasco. With nearly 1,300 square feet of thoughtfully designed living space, this 3-bedroom, 2-bath home offers comfort, quality, and style in a peaceful setting. Built with quality in mind, this home features 2x6 floor joists spaced 16" on center, durable LP Smart Panel Siding with an impressive 5/50-year warranty, and energy-efficient dual-pane vinyl windows. Taped and textured drywall, 8" cement eave fascia, and upgraded insulation add to the durability and comfort of this well-crafted residence. Step inside to an open-concept layout featuring vinyl flooring in the kitchen, utility room, and baths, plus new carpet in the living room, hallway, and bedrooms. The kitchen boasts a large breakfast bar with laminate countertops, ample cabinet space including a pantry, and like-new electric appliances—all accented by stylish nickel hardware. The spacious primary suite is located on one side of the home for added privacy and includes a walk-in closet and ensuite bath with abundant storage, wood cabinetry, and built-in shelving. Two sizeable guest bedrooms, both with walk-in closets, are positioned on the opposite side, ideal for guests or a home office. Enjoy outdoor living with decks in both the front and back, plus a fully fenced backyard and a 7x7 shed for extra storage. Underground timed sprlinklers have been installed in the front for extra ease. Refrigerator included and newly added electric vehicle outlet. Don’t miss your chance to own this like-new home in a welcoming, well-maintained 55+ community. Schedule your private showing today!

17. 2024-01-29
    soldstatus $135,000 Closed 1246-char remark

    Show marketing remark (1246 chars)

    MLS# 271645 2021 Like new manufactured home located in 55 and older park in West Pasco. This home was gently lived in. Ready to move in. 2021 Golden West Dream Silver Series model has 3 bedrooms and 2 full baths and nearly 1300 sqft. Construction features include 2x6 floor joists, 16" on center. LP Smart Panel Siding with 5/50 year warranty. Interior features include 8" Cement Eave Fascia, Dual Pane Vinyl Framed Windows, Energy-Efficient Insulation, taped and textured drywall throughout. Vinyl flooring in kitchen, utility room and baths, upgraded carpet and pad. Large island in kitchen with laminate countertops. Ample kitchen cabinet space. Nickel hardware throughout. Like new electric appliances in kitchen. Open living room leads to master suite. Large closet with master bath including laminate counters, wood cabinets and shower. Split bedroom concept. 2 spacious bedrooms with huge closets. Main bath includes laminate counters, cabinets and tub/surround. Decks in front and back and a 7x7 shed for extra storage. This home has brand new carpet in living room, hall and master bedroom. Refridgerator and washer and dryer included. Complete fenced back yard. This cute place is ready to move in. Don't miss seeing this one.

18. 2024-01-12
    historical Active Under Contract 1246-char remark

    Show marketing remark (1246 chars)

    MLS# 271645 2021 Like new manufactured home located in 55 and older park in West Pasco. This home was gently lived in. Ready to move in. 2021 Golden West Dream Silver Series model has 3 bedrooms and 2 full baths and nearly 1300 sqft. Construction features include 2x6 floor joists, 16" on center. LP Smart Panel Siding with 5/50 year warranty. Interior features include 8" Cement Eave Fascia, Dual Pane Vinyl Framed Windows, Energy-Efficient Insulation, taped and textured drywall throughout. Vinyl flooring in kitchen, utility room and baths, upgraded carpet and pad. Large island in kitchen with laminate countertops. Ample kitchen cabinet space. Nickel hardware throughout. Like new electric appliances in kitchen. Open living room leads to master suite. Large closet with master bath including laminate counters, wood cabinets and shower. Split bedroom concept. 2 spacious bedrooms with huge closets. Main bath includes laminate counters, cabinets and tub/surround. Decks in front and back and a 7x7 shed for extra storage. This home has brand new carpet in living room, hall and master bedroom. Refridgerator and washer and dryer included. Complete fenced back yard. This cute place is ready to move in. Don't miss seeing this one.

19. 2023-10-04
    listed $140,000 Active 1246-char remark

    Show marketing remark (1246 chars)

    MLS# 271645 2021 Like new manufactured home located in 55 and older park in West Pasco. This home was gently lived in. Ready to move in. 2021 Golden West Dream Silver Series model has 3 bedrooms and 2 full baths and nearly 1300 sqft. Construction features include 2x6 floor joists, 16" on center. LP Smart Panel Siding with 5/50 year warranty. Interior features include 8" Cement Eave Fascia, Dual Pane Vinyl Framed Windows, Energy-Efficient Insulation, taped and textured drywall throughout. Vinyl flooring in kitchen, utility room and baths, upgraded carpet and pad. Large island in kitchen with laminate countertops. Ample kitchen cabinet space. Nickel hardware throughout. Like new electric appliances in kitchen. Open living room leads to master suite. Large closet with master bath including laminate counters, wood cabinets and shower. Split bedroom concept. 2 spacious bedrooms with huge closets. Main bath includes laminate counters, cabinets and tub/surround. Decks in front and back and a 7x7 shed for extra storage. This home has brand new carpet in living room, hall and master bedroom. Refridgerator and washer and dryer included. Complete fenced back yard. This cute place is ready to move in. Don't miss seeing this one.

20. 2022-01-31
    soldstatus $148,900
21. 2022-01-05
    listed $148,900

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$434/yr (+$36/mo · 46.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 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: $25,121
• − Mortgage interest: −$7,842
• − Property taxes: −$938
• − Insurance: −$700
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$4,073
• Taxable income: $7,549
• Est. tax owed @ 24.0%: −$1,812
• After-tax cash flow: $7,586/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 2021 GoldenWest Dream Silver Series manufactured home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for rental or resale value increase.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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: 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

+0.7% since first listed

7 events — show timeline

• 2026-04-23 Price Changed $150,000 PACMLS
• 2026-04-10 Listed $160,000 PACMLS
• 2024-01-29 Sold (MLS) $135,000 PACMLS
• 2024-01-12 Contingent — PACMLS
• 2023-10-04 Listed $140,000 PACMLS
• 2022-01-31 Sold (MLS) $148,900 PACMLS
• 2022-01-05 Listed $148,900 PACMLS

Property tax history

+10.3%/yr

Latest (2026): $938 · +3.8% YoY. Source: county tax records.