2320 W Frontage Rd · Pasco, WA 99301

$349,000

4 bd · 2.0 ba · 1,990 sqft · SingleFamily · 179 Days on market

Built 1985 Good condition 0.30 ac lot $175/sqft · at area comps Est $337k · at est. ↓ 7% since listing

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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 +13.6/30.0
• ARV discount +5.9/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $349k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $18 ($211/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (11.9% below list).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 981 units permitted in Franklin County in 2024 (517 in 5+ unit buildings).
• This rent runs 42% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $336,945
• List price: $349,000
• Delta: 3.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 W Frontage Rd	0.00mi	4/2.0	1,990 (0%)	1mo	$345,000	$173	99
617 N Rd 34	0.73mi	4/2.0	1,932 (-3%)	11mo	$375,000	$194	52
3204 W Yakima St	0.60mi	3/2.0 (-1)	1,802 (-9%)	4mo	$382,500	$212	48

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-58,481
• Equity at exit: $52,037

10-year hold

• IRR: -11.0%
• Equity multiple: 0.37×
• Total profit: $-61,735
• Equity at exit: $30,175

Cash invested: $97,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,075 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $18

Break-even live

Break-even rent $3,053

Max offer price $349,000

Occupancy floor 94%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 W Entiat Ave Kennewick, WA	2.0–3.0	2.5	1392	$1,999	$1.44	21d	5	1.13mi
212 N Elm St Kennewick, WA	1.0–3.0	1.5–3.5	1782	$4,705	$2.64	14d	19	1.38mi

Listing history 8 events

1. 2026-05-03
   status Pending 1274-char remark

   Show marketing remark (1274 chars)

   MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

2. 2026-03-03
   status Active 1274-char remark

   Show marketing remark (1274 chars)

   MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

3. 2026-02-26
   status Pending 1274-char remark

   Show marketing remark (1274 chars)

   MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

4. 2026-02-19
   price $349,000 1274-char remark

   Show marketing remark (1274 chars)

   MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

5. 2026-02-04
   status Active 1274-char remark

   Show marketing remark (1274 chars)

   MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

6. 2025-12-23
   status Pending 1274-char remark

   Show marketing remark (1274 chars)

   MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

7. 2025-10-21
   price $355,000 1274-char remark

   Show marketing remark (1274 chars)

   MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

8. 2025-09-16
   listed $375,000 Active 1274-char remark

   Show marketing remark (1274 chars)

   MLS# 287537 This renovated single- family home offer 1,988 square feet of thoughtfully designed living space on a . 30-acre lot in O'Keefe's 3rd Addition. Step inside to discover an inviting great room that sets the tone for this well-appointed residence. The home features three bedrooms and two bathrooms, complemented by a versatile bonus room above the kitchen and dining area. Recent updates include new plush carpeting throughout, fresh paint, and energy-efficient vinyl windows. The kitchen showcases a complete suite of new stainless steel appliances, perfect for the home chef. An oversized two-car garage provides ample storage, while the large fenced lot offers plenty of space for parking work vehicles, trailers, or recreational equipment. Located on a quiet street adjacent to Columbia Gardens Cemetery, this property combines functionality with peaceful surroundings. Additional features include:1-story layout with bonus room, Shared driveway with recorded easement, Multiple spacious bedrooms, and Recent comprehensive renovation. At $355,000, this property presents an excellent opportunity for first-time homebuyers or investors seeking future rental potential. Schedule your viewing today to experience the value and versatility of 2320 W Frontage Road.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,903
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,952
• − Management: −$2,952
• − Depreciation: −$10,153
• Taxable loss: −$5,684
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $1,575/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This renovated single-family home offers a good condition with recent updates and a large fenced lot, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Replace windows with energy-efficient ones — Improves energy efficiency and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace windows with energy-efficient ones — Improves energy efficiency and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.9% since first listed

8 events — show timeline

• 2026-05-03 Pending — PACMLS
• 2026-03-03 Relisted — PACMLS
• 2026-02-26 Pending — PACMLS
• 2026-02-19 Price Changed $349,000 PACMLS
• 2026-02-04 Relisted — PACMLS
• 2025-12-23 Pending — PACMLS
• 2025-10-21 Price Changed $355,000 PACMLS
• 2025-09-16 Listed $375,000 PACMLS