200802 E Game Farm #52 Rd · Finley, WA 99337

$143,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 205 Days on market

Built 2019 $91/sqft · 14% above area Est $125k · 14% 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
• Schools +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 278782 Welcome! This cute little gem has new carpet and exterior paint. There will be a credit for landscaping. Water/Sewer is $105 monthly. New outside HVAC this year.

Key facts

• Walk-in closet
• Open-concept kitchen
• Laundry room

Tags

• WALK-IN CLOSET
• TWO LIVING AREAS
• OPEN-CONCEPT KITCHEN
• LAUNDRY ROOM
• BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $143k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.8% in Finley — 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 58/100 on livability (#502 in WA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B, cost of living B; Watch: crime D+, schools F, amenities F.
• Kennewick School District (urban): math 43% / reading 58% proficiency, ranked #141 of 291 in WA (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 246 active listings in the ZIP; 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 $989 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 24y ago 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.
• Current owner paid $75k; list at $143k implies a 91% gain — meaningful room to come down on a strong offer.

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 $125,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 F-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: 1.53% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $124,967
• List price: $143,000
• Delta: 14.43%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200802 E Game Farm Rd, #96 Rd #96	0.01mi	3/2.0	1,512 (-4%)	7mo	$125,000	$83	88
200802 E Game Farm Rd Spc #212 Rd #212	0.04mi	4/2.0 (+1)	1,568 (0%)	10mo	$135,000	$86	85
200802 E Game Farm Rd #16	0.01mi	4/2.0 (+1)	1,568 (0%)	13mo	$117,500	$75	84
200802 E Game Farm Rd #17 Rd #17	0.01mi	4/2.0 (+1)	1,620 (+3%)	16mo	$122,000	$75	76
200802 Game Farm Rd #21	0.01mi	4/2.0 (+1)	1,680 (+7%)	13mo	$141,500	$84	72

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $24,093
• Equity at exit: $21,322

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $81,932
• Equity at exit: $12,364

Cash invested: $40,040 (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 99337

• Active inventory: 246
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $742

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 61%

Sensitivity live

Price	-10% $840	-5% $791	+0% $742	+5% $692	+10% $643
Rent	-10% $569	-5% $655	+0% $742	+5% $828	+10% $915
Rate	-1.0pp $814	-0.5pp $778	base $742	+0.5pp $705	+1.0pp $667

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $143,000 Active 205 DOM
2. 2026-06-17
   days on market $143,000 Active 204 DOM
3. 2026-06-16
   days on market $143,000 Active 203 DOM
4. 2026-06-15
   days on market $143,000 Active 202 DOM
5. 2026-06-14
   days on market $143,000 Active 200 DOM
6. 2026-06-13
   days on market $143,000 Active 199 DOM
7. 2026-06-10
   days on market $143,000 Active 197 DOM
8. 2026-06-09
   days on market $143,000 Active 196 DOM
9. 2026-06-08
   pricedays on market $143,000 Active 195 DOM
10. 2026-06-07
    days on market $148,000 Active 194 DOM
11. 2026-06-05
    days on market $148,000 Active 191 DOM
12. 2026-06-03
    days on market $148,000 Active 190 DOM
13. 2026-06-02
    days on market $148,000 Active 189 DOM
14. 2026-06-01
    days on market $148,000 Active 188 DOM
15. 2026-05-31
    days on market $148,000 Active 187 DOM
16. 2026-05-30
    days on market $148,000 Active 186 DOM
17. 2026-03-25
    price $148,000
18. 2025-11-25
    listed $150,000 Active
19. 2024-11-13
    soldstatus $75,000 Closed 173-char remark

    Show marketing remark (173 chars)

    MLS# 278782 Welcome! This cute little gem has new carpet and exterior paint. There will be a credit for landscaping. Water/Sewer is $105 monthly. New outside HVAC this year.

20. 2024-10-07
    historical Active Under Contract 173-char remark

    Show marketing remark (173 chars)

    MLS# 278782 Welcome! This cute little gem has new carpet and exterior paint. There will be a credit for landscaping. Water/Sewer is $105 monthly. New outside HVAC this year.

21. 2024-09-09
    listed $85,500 Active 173-char remark

    Show marketing remark (173 chars)

    MLS# 278782 Welcome! This cute little gem has new carpet and exterior paint. There will be a credit for landscaping. Water/Sewer is $105 monthly. New outside HVAC this year.

22. 2023-10-24
    soldstatus $115,000 Closed 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

23. 2023-10-19
    status Pending 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

24. 2023-09-06
    historical Active Under Contract 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

25. 2023-08-21
    historical 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

26. 2023-08-17
    historical Active Under Contract 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

27. 2023-08-10
    historical 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

28. 2023-07-20
    price $129,900 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

29. 2023-06-22
    price $139,900 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

30. 2023-06-02
    listed $142,000 Active 362-char remark

    Show marketing remark (362 chars)

    MLS# 269021 MLS# 265843 Beautifully updated 3 bedroom and 2 bathroom home in Santiago Estates! Tastefully updated throughout with newer carpet, paint and cabinets. Such a great place to call home. It has a fully fenced in backyard, a large deck, and a dog run on the side of the home if one wanted to use it as such. Call your favorite realtor to view this home.

31. 2021-07-31
    soldstatus $60,000
32. 2020-08-26
    listed $69,900
33. 2020-08-13
    soldstatus $75,000
34. 2020-06-05
    listed $75,000
35. 2013-06-05
    soldstatus $18,000
36. 2013-04-29
    listed $37,900
37. 2012-08-17
    soldstatus $25,000
38. 2012-05-09
    listed $29,995
39. 2010-09-29
    soldstatus $28,000
40. 2010-02-23
    listed $35,000
41. 2009-05-08
    soldstatus $19,000
42. 2009-04-30
    soldstatus $33,000
43. 2009-01-07
    listed $34,900
44. 2008-12-20
    listed $22,000
45. 2008-10-10
    soldstatus $16,000
46. 2008-10-10
    soldstatus $29,000
47. 2008-09-01
    listed $18,900
48. 2008-02-22
    listed $34,900
49. 2007-05-23
    soldstatus $41,250
50. 2007-05-23
    soldstatus $32,000

ⓘ 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 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 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,276
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$4,160
• Taxable income: $7,041
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $7,209/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: Kennewick School District
• NCES district ID: 5303930
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $54,191
• Composite: 45.56/100
• National rank: #5667
• State rank: #141 of 291 in WA

Livability — Finley

• Score: 58/100
• State rank: #502
• US rank: #20775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Benton County · 186,895 people
• Metro: Kennewick-Richland, WA
• Population (ZIP): 33,287
• Household income: $98,848
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 430.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 13% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Portuguese 3% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Russian/Polish/Slavic 2%

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: ▼ -260.38%
• Current HPI: 245.5375
• Rent YoY: —
• 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

+920.7% since first listed

53 events — show timeline

• 2026-03-25 Price Changed $148,000 NWMLS as Distributed by MLS Grid
• 2025-11-25 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2024-11-13 Sold (MLS) $75,000 PACMLS
• 2024-10-07 Contingent — PACMLS
• 2024-09-09 Listed $85,500 PACMLS
• 2023-10-24 Sold (MLS) $115,000 PACMLS
• 2023-10-19 Pending — PACMLS
• 2023-09-06 Contingent — PACMLS
• 2023-08-21 Delisted — PACMLS
• 2023-08-17 Contingent — PACMLS
• 2023-08-10 Delisted — PACMLS
• 2023-07-20 Price Changed $129,900 PACMLS
• 2023-06-22 Price Changed $139,900 PACMLS
• 2023-06-02 Listed $142,000 PACMLS
• 2021-07-31 Sold (MLS) $60,000 PACMLS
• 2020-08-26 Listed $69,900 PACMLS
• 2020-08-13 Sold (MLS) $75,000 PACMLS
• 2020-06-05 Listed $75,000 PACMLS
• 2013-06-05 Sold (MLS) $18,000 PACMLS
• 2013-04-29 Listed $37,900 PACMLS
• 2012-08-17 Sold (MLS) $25,000 PACMLS
• 2012-05-09 Listed $29,995 PACMLS
• 2010-09-29 Sold (MLS) $28,000 PACMLS
• 2010-02-23 Listed $35,000 PACMLS
• 2009-05-08 Sold (MLS) $19,000 PACMLS
• 2009-04-30 Sold (MLS) $33,000 PACMLS
• 2009-01-07 Listed $34,900 PACMLS
• 2008-12-20 Listed $22,000 PACMLS
• 2008-10-10 Sold (MLS) $29,000 PACMLS
• 2008-10-10 Sold (MLS) $16,000 PACMLS
• 2008-09-01 Listed $18,900 PACMLS
• 2008-02-22 Listed $34,900 PACMLS
• 2007-05-23 Listed $42,000 PACMLS
• 2007-05-23 Sold (MLS) $32,000 PACMLS
• 2007-05-23 Sold (MLS) $41,250 PACMLS
• 2007-04-12 Listed $23,000 PACMLS
• 2007-04-12 Sold (MLS) $23,000 PACMLS
• 2007-03-02 Listed $32,000 PACMLS
• 2007-03-02 Sold (MLS) $29,900 PACMLS
• 2007-03-01 Listed $39,900 PACMLS
• 2006-07-26 Sold (MLS) $36,245 PACMLS
• 2006-06-15 Sold (MLS) $15,000 PACMLS
• 2006-05-22 Sold (MLS) $14,000 PACMLS
• 2006-03-22 Listed $39,900 PACMLS
• 2005-10-14 Listed $16,900 PACMLS
• 2005-07-29 Listed $16,500 PACMLS
• 2005-03-18 Sold (Public Records) $3,000,000 Public Records
• 2004-01-28 Sold (MLS) $35,000 PACMLS
• 2003-11-21 Sold (MLS) $23,500 PACMLS
• 2003-11-11 Listed $50,000 PACMLS
• 2003-05-27 Listed $32,500 PACMLS
• 2003-05-12 Sold (MLS) $12,627 PACMLS
• 2002-07-26 Listed $14,500 PACMLS

Property tax history

+9.3%/yr

Latest (2026): $71,506 · +24.0% YoY. Source: county tax records.