400 14th St #22 · Benton City, WA 98930

$64,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 240 Days on market

Built 1981 $69/sqft · 69% below area

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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 +7.5/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 288367 Charming 1981, Champion, Tamarack Mobile-home, 14x66 with 2 bedrooms, 2 baths, 924 sq ft of living space. Located in Hillview Mobile-home Park, Benton City, WA. Move-in ready and well-cared for!

Key facts

• Built 1981
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 2.8% in Benton City — 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 69/100 on livability (#258 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools F, amenities F.
• Kiona-Benton City School District (town): math 25% / reading 35% proficiency, ranked #263 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 193 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 $442 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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. 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.
6. 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.
7. 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: 2.34% ✓
• Cap rate: 20.22%
• Cash-on-cash: 49.74%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $206,649
• List price: $64,000
• Delta: -69.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 14th St #43	0.00mi	2/2.0	996 (+8%)	12mo	$79,900	$80	77
410 Aspen Ct	0.28mi	3/2.0 (+1)	1,045 (+13%)	1mo	$340,000	$325	60
902 Sun Valley Way	0.28mi	3/2.0 (+1)	1,040 (+13%)	22mo	$230,000	$221	43

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: 47.4%
• Equity multiple: 3.06×
• Total profit: $36,956
• Equity at exit: $9,543

10-year hold

• IRR: 53.1%
• Equity multiple: 6.20×
• Total profit: $93,183
• Equity at exit: $5,534

Cash invested: $17,920 (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 98930

• Home prices YoY: -16.7%
• Active inventory: 193
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $743

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 45%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41904 N River Rd Unit C Benton City, WA	2.0	1.0	791	$1,500	$1.90	20d	1	1.04mi

Listing history 16 events

1. 2026-06-18
   days on market $64,000 Active 240 DOM
2. 2026-06-17
   days on market $64,000 Active 239 DOM
3. 2026-06-16
   days on market $64,000 Active 238 DOM
4. 2026-06-15
   days on market $64,000 Active 237 DOM
5. 2026-06-14
   days on market $64,000 Active 235 DOM
6. 2026-06-13
   days on market $64,000 Active 234 DOM
7. 2026-06-10
   days on market $64,000 Active 232 DOM
8. 2026-06-09
   days on market $64,000 Active 231 DOM
9. 2026-06-08
   days on market $64,000 Active 230 DOM
10. 2026-06-07
    days on market $64,000 Active 229 DOM
11. 2026-06-03
    days on market $64,000 Active 225 DOM
12. 2026-06-02
    days on market $64,000 Active 224 DOM
13. 2026-06-01
    days on market $64,000 Active 223 DOM
14. 2026-05-31
    days on market $64,000 Active 222 DOM
15. 2026-05-30
    days on market $64,000 Active 221 DOM
16. 2025-10-22
    listed $64,000 Active 206-char remark

    Show marketing remark (206 chars)

    MLS# 288367 Charming 1981, Champion, Tamarack Mobile-home, 14x66 with 2 bedrooms, 2 baths, 924 sq ft of living space. Located in Hillview Mobile-home Park, Benton City, WA. Move-in ready and well-cared for!

ⓘ 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 5/10 Major FEMA zone X · 40% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 14 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: $18,000
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,862
• Taxable income: $8,393
• Est. tax owed @ 24.0%: −$2,014
• After-tax cash flow: $6,898/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: Kiona-Benton City School District
• NCES district ID: 5304020
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $57,757
• Composite: 29.76/100
• National rank: #11722
• State rank: #263 of 291 in WA

Livability — Benton City

• Score: 69/100
• State rank: #258
• US rank: #8516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton City, WA
• Population (ZIP): 15,071

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 Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 27% White 18% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Italian 2% Portuguese 1% Iranian 1%
• Foreign-born: 27% · Canada
• Languages at home: 33% English-only · Spanish 65%

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: ▼ -65.13%
• Current HPI: 324.6036
• 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

1 event — show timeline

• 2025-10-22 Listed $64,000 PACMLS

Property tax history

-6.3%/yr

Latest (2026): $37 · -19.4% YoY. Source: county tax records.