1070 N 61st Ave · West Richland, WA 99353

$265,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 23 Days on market

Built 1979 0.25 ac lot

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Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 293320 Charming 3-bedroom, 2-bath manufactured home situated on a spacious . 25-acre owned lot! This well-maintained home features an updated kitchen with beautiful quartz countertops, newer laminate flooring, tile flooring in the bathrooms, and drywall throughout for a modern feel. Enjoy the convenience of a sizeable carport, fully fenced yard, and stainless steel appliances. With plenty of space both inside and out, this property offers comfort, functionality, and value. Schedule your private showing with your favorite Realtor today!

Key facts

• Quartz countertops
• Spacious owned lot
• Updated kitchen

Tags

• SPACIOUS OWNED LOT
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• NEWER LAMINATE FLOORING
• TILE FLOORING
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Electric on property; Sewer connected; Irrigation available (not delivered)
• Home design: Manufactured home (single wide); One story; Residential property, manufactured-owned lot; New construction
• Construction: Metal roof
• Exterior features: Deck; Metal siding

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning
• Interior features: Refrigerator, Range, Oven; Laminate flooring; Crawl space (no finished basement)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (29.2% below list).
• Recommended offer: $188k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.1% in West 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 71/100 on livability (#236 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute 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.
• Zoned schools: Tapteal Elementary School (471 students, 65% FRL); Enterprise Middle School (694 students, 36% FRL); Hanford High School (1,788 students, 35% FRL) — zoned schools average 45% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 245 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $265k implies a 293% gain — meaningful room to come down on a strong offer.

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 $187,516 (29.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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?
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: 0.71% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $112,800
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
595 N 60th Ave	0.29mi	3/2.0 (+1)	1,152 (+2%)	0mo	$288,000	$250	78
6306 James St	0.47mi	2/2.0	1,176 (+4%)	1mo	$125,000	$106	70
6305 James St	0.48mi	2/2.0	1,080 (-4%)	9mo	$101,500	$94	63
6309 Desert Vw	0.57mi	2/1.0	1,164 (+3%)	2mo	$70,000	$60	63
892 N 62nd Ave	0.13mi	3/2.0 (+1)	960 (-15%)	21mo	$269,900	$281	47
207 N 68th Ave #501	0.72mi	3/2.0 (+1)	996 (-12%)	1mo	$75,000	$75	42
324 Mojave Ct	0.56mi	2/1.0	960 (-15%)	7mo	$86,000	$90	39
6806 James St	0.67mi	3/2.0 (+1)	1,269 (+12%)	6mo	$95,000	$75	38
334 Buckwheat Ct	0.58mi	3/2.0 (+1)	1,026 (-9%)	23mo	$135,000	$132	34
6228 Meyers St	0.62mi	3/2.0 (+1)	1,296 (+15%)	13mo	$130,150	$100	30

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-56,742
• Equity at exit: $39,512

10-year hold

• IRR: -16.3%
• Equity multiple: 0.09×
• Total profit: $-67,331
• Equity at exit: $22,912

Cash invested: $74,200 (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 99353

• Active inventory: 245
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-216

Break-even live

Break-even rent $2,148

Max offer price $226,872

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-141	+0% $-216	+5% $-291	+10% $-366
Rent	-10% $-364	-5% $-290	+0% $-216	+5% $-142	+10% $-68
Rate	-1.0pp $-82	-0.5pp $-148	base $-216	+0.5pp $-285	+1.0pp $-354

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   remarks 546-char remark
2. 2026-06-22
   statusdays on market $265,000 Pending 23 DOM
3. 2026-06-18
   days on market $265,000 Active 21 DOM
4. 2026-06-17
   days on market $265,000 Active 20 DOM
5. 2026-06-16
   days on market $265,000 Active 19 DOM
6. 2026-06-15
   days on market $265,000 Active 18 DOM
7. 2026-06-14
   days on market $265,000 Active 16 DOM
8. 2026-06-13
   days on market $265,000 Active 15 DOM
9. 2026-06-10
   days on market $265,000 Active 13 DOM
10. 2026-06-09
    days on market $265,000 Active 12 DOM
11. 2026-06-08
    days on market $265,000 Active 11 DOM
12. 2026-06-07
    days on market $265,000 Active 10 DOM
13. 2026-06-05
    days on market $265,000 Active 7 DOM
14. 2026-06-03
    days on market $265,000 Active 6 DOM
15. 2026-06-02
    days on market $265,000 Active 5 DOM
16. 2026-06-01
    days on market $265,000 Active 4 DOM
17. 2026-05-31
    days on market $265,000 Active 3 DOM
18. 2026-05-30
    days on market $265,000 Active 2 DOM
19. 2026-05-28
    listed $265,000 Active
20. 2019-09-27
    soldstatus $67,479
21. 2019-01-07
    soldstatus $119,000
22. 2014-09-18
    soldstatus $65,000
23. 2004-05-06
    soldstatus $49,000

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,597 · $216/mo
• Expected delta: +$232/yr (+$19/mo · 9.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,502
• − Mortgage interest: −$14,844
• − Property taxes: −$2,365
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$7,709
• Taxable loss: −$7,342
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $-828/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: 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 — West Richland

• Score: 71/100
• State rank: #236
• US rank: #7220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Richland, WA
• County: Benton County · 186,895 people
• City population: 19,251
• Metro: Kennewick-Richland, WA
• Population (ZIP): 19,251
• Household income: $121,845
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 254.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 10% Other Asian/Pacific 1% Arabic 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: ▼ -218.63%
• Current HPI: 239.5096
• 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

+440.8% since first listed

5 events — show timeline

• 2026-05-28 Listed $265,000 PACMLS
• 2019-09-27 Sold (Public Records) $67,479 Public Records
• 2019-01-07 Sold (Public Records) $119,000 Public Records
• 2014-09-18 Sold (Public Records) $65,000 Public Records
• 2004-05-06 Sold (Public Records) $49,000 Public Records

Property tax history

+8.3%/yr

Latest (2026): $2,365 · +98.4% YoY. Source: county tax records.