6103 Maryhill Ln · Pasco, WA 99301

$2,195

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 48 Days on market

Built 2009 6,969 sqft lot $2/sqft · 99% below area

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RV Parking. Tenant occupied. Call Agent for showings.

Key facts

• Rv parking
• 6,969 sq ft lot
• 2 garage spots

Tags

• RV PARKING

Property features AI

Exterior

• Parking: Two total parking spaces; Two covered parking spaces; Two-car garage
• Home design: Single-family residence, site-built on owned lot; New construction; Single-story
• Construction: Built as new construction
• Exterior features: Residential lot in Three Rivers Crossing 2 subdivision; Lot is about 0.16 acres

Interior

• Bathrooms: Two full bathrooms
• Interior features: One-level layout; No basement

🏷️ Possibly a rental listed for sale. The $2,195 price doesn't fit this home's estimated sale value (~$357,928) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 856.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $15 of loan paydown is wiped out by about $66 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 $615 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $1k; list at $2k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,129 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 90.60% ✓
• Cap rate: 856.89%
• Cash-on-cash: 3037.84%
• DSCR: 136.17
• GRM: 0.1

CMA / ARV

• ARV (median comp): $357,928
• List price: $2,195
• Delta: -99.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6406 Glacier Peak Dr	0.18mi	3/2.0	1,152 (0%)	3mo	$372,500	$323	89
6408 Three Rivers Dr	0.20mi	3/2.0	1,244 (+8%)	7mo	$360,000	$289	72
5817 W Washougal Ln	0.14mi	3/2.0	1,008 (-12%)	1mo	$337,000	$334	72
6318 Three Rivers Dr	0.22mi	3/2.0	1,242 (+8%)	8mo	$353,000	$284	70
6504 Comiskey Dr	0.43mi	3/2.0	1,092 (-5%)	6mo	$369,000	$338	66
6412 Robinson Dr	0.39mi	3/2.0	1,092 (-5%)	9mo	$369,000	$338	65
6210 Panther Ln	0.58mi	3/2.0	1,100 (-4%)	1mo	$367,500	$334	65
6207 Camden Dr	0.66mi	3/2.0	1,092 (-5%)	1mo	$366,000	$335	60
5608 Westport Ln	0.26mi	2/2.0 (-1)	1,032 (-10%)	8mo	$313,000	$303	59
6316 Camden Dr	0.65mi	3/2.0	1,080 (-6%)	4mo	$355,000	$329	56
5712 Ochoco Ln	0.23mi	2/2.0 (-1)	1,008 (-12%)	10mo	$340,000	$337	55
6220 Wrigley Dr	0.62mi	3/2.0	1,076 (-7%)	7mo	$338,000	$314	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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 158.45×
• Total profit: $96,768
• Equity at exit: $327

10-year hold

• IRR: —
• Equity multiple: 332.83×
• Total profit: $203,941
• Equity at exit: $190

Cash invested: $615 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $33/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,556

Break-even live

Break-even rent $19

Max offer price $2,195

Occupancy floor 17%

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: $549
• Closing costs: $66
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6102 Road 68 Pasco, WA	2.0–3.0	1.0–2.0	1007	$1,548	$1.54	13d	4	0.52mi
6212 Road 68 Pasco, WA	2.0	2.0	953	$1,546	$1.62	13d	20	0.56mi
7820 Three Rivers Dr Pasco, WA	3.0	2.0	1440	$2,300	$1.60	21d	1	0.76mi
8011 Hudson Dr Pasco, WA	4.0	2.0	1480	$2,200	$1.49	43d	1	0.84mi
4914 Sinai Dr Pasco, WA	3.0	2.0	1144	$2,095	$1.83	13d	1	1.39mi
6405N Chapel Hill Blvd Unit N102 Pasco, WA	3.0	2.0	1262	$1,750	$1.39	43d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $2,195 Active 48 DOM
2. 2026-06-17
   days on market $2,195 Active 47 DOM
3. 2026-06-16
   days on market $2,195 Active 46 DOM
4. 2026-06-15
   days on market $2,195 Active 45 DOM
5. 2026-06-14
   days on market $2,195 Active 43 DOM
6. 2026-06-13
   days on market $2,195 Active 42 DOM
7. 2026-06-10
   days on market $2,195 Active 40 DOM
8. 2026-06-09
   days on market $2,195 Active 39 DOM
9. 2026-06-08
   days on market $2,195 Active 38 DOM
10. 2026-06-07
    days on market $2,195 Active 37 DOM
11. 2026-06-02
    days on market $2,195 Active 32 DOM
12. 2026-06-01
    days on market $2,195 Active 31 DOM
13. 2026-05-31
    days on market $2,195 Active 30 DOM
14. 2026-05-30
    days on market $2,195 Active 29 DOM
15. 2026-05-05
    historical $2,195
16. 2026-05-03
    listed $2,195
17. 2026-05-01
    listed $2,195 Active 65-char remark
18. 2018-12-21
    soldstatus $1,395 53-char remark

    Show marketing remark (53 chars)

    RV Parking. Tenant occupied. Call Agent for showings.

19. 2018-11-26
    listed $1,375 53-char remark

    Show marketing remark (53 chars)

    RV Parking. Tenant occupied. Call Agent for showings.

20. 2018-02-28
    soldstatus $200,000

    Show marketing remark (568 chars)

    Pride in ownership. This 2009 Hayden Home has been well cared for by the original owner. Open floor plan and upgraded counter heights in the bathrooms and extended countertops in the kitchen. Vaulted ceilings make this home feel spacious and perfect for entertaining. Three bedrooms and two full bathrooms. Fully fenced backyard with covered patio, raised garden beds, and stone fire pit. Fully finished two car garage with automatic opener. All the features you would choose for new construction with the benefit of complete landscaping, fencing, blinds and shelving.

21. 2018-02-28
    soldstatus $200,000

    Show marketing remark (568 chars)

    Pride in ownership. This 2009 Hayden Home has been well cared for by the original owner. Open floor plan and upgraded counter heights in the bathrooms and extended countertops in the kitchen. Vaulted ceilings make this home feel spacious and perfect for entertaining. Three bedrooms and two full bathrooms. Fully fenced backyard with covered patio, raised garden beds, and stone fire pit. Fully finished two car garage with automatic opener. All the features you would choose for new construction with the benefit of complete landscaping, fencing, blinds and shelving.

22. 2018-02-05
    listed $199,900

    Show marketing remark (568 chars)

    Pride in ownership. This 2009 Hayden Home has been well cared for by the original owner. Open floor plan and upgraded counter heights in the bathrooms and extended countertops in the kitchen. Vaulted ceilings make this home feel spacious and perfect for entertaining. Three bedrooms and two full bathrooms. Fully fenced backyard with covered patio, raised garden beds, and stone fire pit. Fully finished two car garage with automatic opener. All the features you would choose for new construction with the benefit of complete landscaping, fencing, blinds and shelving.

23. 2009-12-31
    soldstatus $132,860
24. 2009-08-21
    listed $132,035

ⓘ 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 4/10 Moderate
• 🌡 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 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,864
• − Mortgage interest: −$123
• − Property taxes: −$33
• − Insurance: −$11
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$64
• Taxable income: $19,815
• Est. tax owed @ 24.0%: −$4,756
• After-tax cash flow: $13,915/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: 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

-98.3% since first listed

10 events — show timeline

• 2026-05-05 Rental Removed $2,195 APPFOLIO
• 2026-05-03 Listed for Rent $2,195 APPFOLIO
• 2026-05-01 Listed $2,195 PACMLS
• 2018-12-21 Sold (MLS) $1,395 PACMLS
• 2018-11-26 Listed $1,375 PACMLS
• 2018-02-28 Sold (Public Records) $200,000 Public Records
• 2018-02-28 Sold (MLS) $200,000 PACMLS
• 2018-02-05 Listed $199,900 PACMLS
• 2009-12-31 Sold (MLS) $132,860 PACMLS
• 2009-08-21 Listed $132,035 PACMLS

Property tax history

+4.7%/yr

Latest (2026): $2,882 · +3.8% YoY. Source: county tax records.