411 Snyder St · Richland, WA 99354

$2,250

3 bd · 3.5 ba · 2,420 sqft · SingleFamily public records · 17 Days on market

Built 1978 0.39 ac lot

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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
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bed/3 Bath House in North Richland Applications and Viewing Requests accepted from OUR WEBSITE ONLY: * * Additional Photos Coming Soon * * 4 bed, 3.5 bath, 2619 sqft house in North Richland Interior: * Large kitchen with lots of cabinet/counterspace & built-in desk, dining nook * Formal dining room and living room with bay windows & wood-burning fireplace * Lower level also has a large living space * Primary bedroom has attached bathroom with a dual vanity * Half bath off the laundry room Exterior: * Attached 2 car garage * Fully fenced back yard with mature landscaping * Covered concrete back patio Additional Lease Information: * 6 month lease, with annual renewals * No pets Deposit & Fees Include: $1,576 Refundable Deposit $329 Non-Refundable Inspection Fee $290 Non-Refundable Carpet Care Fee

Key facts

• Formal dining room
• Large kitchen
• Built-in desk

Tags

• LARGE KITCHEN
• BUILT-IN DESK
• COZY DINING NOOK
• FORMAL DINING ROOM
• BRIGHT LIVING ROOM
• BAY WINDOWS

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage
• Home design: Single-family residence; Site-built on owned lot; Two levels / 2 stories; New construction
• Construction: Built as new construction
• Exterior features: Lot approximately 0.39 acres (about 16,988 sq ft); Zoned single-family residential; Subdivision: MERRILLS 5TH AD

Interior

• Bathrooms: Three full bathrooms; One half bathroom
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $2,250 price doesn't fit this home's estimated sale value (~$554,180) 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/3.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/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 (1.5% below list) — sets the bar for market timing.
• Cap rate 879.5% vs local median 2.8% in 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 79/100 on livability (#112 in WA, #2,258 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: cost of living C-, amenities 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.
• Market conditions: Rents flat; 129 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 $16 of loan paydown is wiped out by about $68 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 + 0.6% rent growth), your $630 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.

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 $2,216 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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?
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: 92.98% ✓
• Cap rate: 879.46%
• Cash-on-cash: 3118.46%
• DSCR: 139.75
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $554,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Wagon Ct	0.14mi	4/3.0 (+1)	2,400 (-1%)	1mo	$529,900	$221	85
1206 17th St	0.30mi	3/2.5	2,463 (+2%)	6mo	$564,809	$229	74
2150 Cascade Ave	0.52mi	4/2.5 (+1)	2,400 (-1%)	0mo	$419,900	$175	65
2460 Westmoreland Dr	0.50mi	4/2.5 (+1)	2,392 (-1%)	5mo	$450,000	$188	62
406 Shoreline Ct	0.28mi	4/3.0 (+1)	2,232 (-8%)	8mo	$425,000	$190	60
513 Holly St	0.33mi	3/2.0	2,124 (-12%)	0mo	$416,500	$196	58
533 Doubletree Ct	0.17mi	4/2.0 (+1)	2,058 (-15%)	1mo	$485,000	$236	55
303 Spring St	0.53mi	4/3.0 (+1)	2,688 (+11%)	0mo	$619,000	$230	49
2453 Catalina Ct	0.37mi	4/3.0 (+1)	2,112 (-13%)	8mo	$425,000	$201	47
2441 Harris Ave	0.60mi	4/3.0 (+1)	2,700 (+12%)	0mo	$635,000	$235	46
2509 Albemarle Ct	0.63mi	4/3.0 (+1)	2,240 (-7%)	9mo	$599,000	$267	44
2110 Davison Ave	0.46mi	4/2.5 (+1)	2,078 (-14%)	7mo	$542,500	$261	40

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 158.22×
• Total profit: $99,047
• Equity at exit: $335

10-year hold

• IRR: —
• Equity multiple: 320.84×
• Total profit: $201,500
• Equity at exit: $195

Cash invested: $630 (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 99354

• Rents YoY: 0.6%
• Active inventory: 129
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,092 medium
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $34/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,637

Break-even live

Break-even rent $20

Max offer price $2,250

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: $562
• Closing costs: $68
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $2,250 Active 17 DOM
2. 2026-06-17
   days on market $2,250 Active 16 DOM
3. 2026-06-16
   days on market $2,250 Active 15 DOM
4. 2026-06-15
   days on market $2,250 Active 14 DOM
5. 2026-06-14
   days on market $2,250 Active 12 DOM
6. 2026-06-13
   days on market $2,250 Active 11 DOM
7. 2026-06-10
   days on market $2,250 Active 9 DOM
8. 2026-06-09
   days on market $2,250 Active 8 DOM
9. 2026-06-08
   days on market $2,250 Active 7 DOM
10. 2026-06-07
    days on market $2,250 Active 6 DOM
11. 2026-06-05
    days on market $2,250 Active 3 DOM
12. 2026-06-03
    days on market $2,250 Active 2 DOM
13. 2026-06-02
    remarks 687-char remark
14. 2026-06-02
    listed $2,250 Active 1 DOM

ⓘ 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 7/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,105
• − Mortgage interest: −$126
• − Property taxes: −$34
• − Insurance: −$11
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$65
• Taxable income: $20,852
• Est. tax owed @ 24.0%: −$5,004
• After-tax cash flow: $14,642/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 — Richland

• Score: 79/100
• State rank: #112
• US rank: #2258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richland, WA
• County: Benton County · 186,895 people
• City population: 62,989
• Metro: Kennewick-Richland, WA
• Population (ZIP): 25,559
• Household income: $91,933
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 545.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 1% Chinese 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: ▼ -353.00%
• Current HPI: 235.9082
• Rent YoY: ▲ 0.62%
• 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

-99.1% since first listed

7 events — show timeline

• 2026-06-01 Listed $2,250 PACMLS
• 2025-01-06 Sold (MLS) $2,195 PACMLS
• 2024-11-18 Listed $2,195 PACMLS
• 2022-03-23 Price Changed $2,100 RENT.
• 2008-05-23 Sold (Public Records) $244,000 Public Records
• 2008-05-23 Sold (MLS) $244,000 PACMLS
• 2008-03-12 Listed $249,900 PACMLS

Property tax history

+3.0%/yr

Latest (2026): $3,932 · -0.9% YoY. Source: county tax records.