1000 Alexander Ct #31 · Prosser, WA 99350

$59,900

2 bd · 1.0 ba · 972 sqft · Manufactured public records · 9 Days on market

Built 1998 Est $58k · at est.

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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 +6.3/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 292038 Highly motivated Seller! Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen—perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing—Let’s make it happen!

Key facts

• Extra storage
• Two included sheds
• 2 parking spots

Tags

• FOOTHILLS ESTATES COMMUNITY
• CONVENIENT LAUNDRY AREA
• EXTRA STORAGE
• TWO INCLUDED SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.4% vs local median 3.0% in Prosser — 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 80/100 on livability (#91 in WA, #1,785 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, amenities D+, employment D.
• Prosser School District (town): math 36% / reading 46% proficiency, ranked #208 of 291 in WA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 233 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major 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 $59,900

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. 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.
3. 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.
4. 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: 1.84% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.56%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $58,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Alexander Ct #21 Ct #21	0.11mi	2/2.0	1,087 (+12%)	21mo	$65,000	$60	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.15×
• Total profit: $19,292
• Equity at exit: $8,931

10-year hold

• IRR: 35.2%
• Equity multiple: 4.23×
• Total profit: $54,186
• Equity at exit: $5,179

Cash invested: $16,772 (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 99350

• Home prices YoY: -31.6%
• Active inventory: 233
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $455

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $496	-5% $476	+0% $455	+5% $434	+10% $414
Rent	-10% $368	-5% $412	+0% $455	+5% $498	+10% $542
Rate	-1.0pp $485	-0.5pp $470	base $455	+0.5pp $440	+1.0pp $424

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1423 Meade Ave Unit 1423-3 Prosser, WA	2.0	1.0	650	$1,100	$1.69	44d	1	0.72mi

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   status Pending 669-char remark

   Show marketing remark (616 chars)

   Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen--perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing--Let's make it happen!

3. 2026-04-23
   status Pending 616-char remark

   Show marketing remark (616 chars)

   Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen--perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing--Let's make it happen!

4. 2026-04-22
   status Active 616-char remark

   Show marketing remark (669 chars)

   MLS# 292038 Highly motivated Seller! Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen—perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing—Let’s make it happen!

5. 2026-04-22
   status Active

   Show marketing remark (669 chars)

   MLS# 292038 Highly motivated Seller! Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen—perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing—Let’s make it happen!

6. 2026-04-22
   status Active 669-char remark

   Show marketing remark (669 chars)

   MLS# 292038 Highly motivated Seller! Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen—perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing—Let’s make it happen!

7. 2026-04-17
   status Pending 616-char remark

   Show marketing remark (669 chars)

   MLS# 292038 Highly motivated Seller! Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen—perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing—Let’s make it happen!

8. 2026-04-17
   status Pending

   Show marketing remark (669 chars)

   MLS# 292038 Highly motivated Seller! Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen—perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing—Let’s make it happen!

9. 2026-04-17
   status Pending 669-char remark

   Show marketing remark (669 chars)

   MLS# 292038 Highly motivated Seller! Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen—perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing—Let’s make it happen!

10. 2026-04-13
    listed $59,900 Active 616-char remark

    Show marketing remark (616 chars)

    Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen--perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing--Let's make it happen!

11. 2026-04-13
    listed $59,900 Active

    Show marketing remark (616 chars)

    Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen--perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing--Let's make it happen!

12. 2026-04-12
    listed $59,900 Active 669-char remark

    Show marketing remark (669 chars)

    MLS# 292038 Highly motivated Seller! Welcome to 1000 Alexander Ct in Prosser, located in the desirable Foothills Estates community! Space #31 features 2 bedrooms and 1 full bathroom, with a comfortable living area that flows seamlessly into the kitchen—perfect for everyday living. The layout continues into a convenient laundry area for added functionality. Enjoy extra storage with two included sheds, giving you plenty of room for tools, seasonal items, or hobbies. This home offers a great opportunity for affordable living in a well-established community. Contact your favorite Realtor today to schedule your private showing—Let’s make it happen!

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,743
• Taxable income: $4,792
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,310/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: Prosser School District
• NCES district ID: 5306900
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $52,089
• Composite: 37.89/100
• National rank: #8699
• State rank: #208 of 291 in WA

Livability — Prosser

• Score: 80/100
• State rank: #91
• US rank: #1785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prosser, WA
• Population (ZIP): 14,278

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

• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 3% Iranian 3% Slovak 2%
• Foreign-born: 15% · Canada
• Languages at home: 64% English-only · Spanish 34% Other Asian/Pacific 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: ▼ -118.73%
• Current HPI: 256.9999
• Rent YoY: —
• Metro: —
• 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

12 events — show timeline

• 2026-04-27 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-23 Pending — PACMLS
• 2026-04-23 Pending — YAMLS
• 2026-04-22 Relisted — YAMLS
• 2026-04-22 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-22 Relisted — PACMLS
• 2026-04-17 Pending — YAMLS
• 2026-04-17 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-17 Pending — PACMLS
• 2026-04-13 Listed $59,900 YAMLS
• 2026-04-13 Listed $59,900 NWMLS as Distributed by MLS Grid
• 2026-04-12 Listed $59,900 PACMLS

Property tax history

+33.5%/yr

Latest (2020): $14 · +4.4% YoY. Source: county tax records.