203106 E Bowles Rd · Finley, WA 99337

$80,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 37 Days on market

Built 1980 Poor condition Est $92k · 13% under

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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
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 270731 Located at Homestead Mobile Home Park in Kennewick! This home features 3 Bed, 2 Baths, open living space with laminate floor throughout. The kitchen has granite counter tops, stainless steel appliances and all bedrooms have spacious closets. Contact your favorite Realtor today to schedule an appointment.

Key facts

• Spacious yard
• Boiler replaced
• New appliances

Tags

• SPACIOUS YARD
• NEW APPLIANCES
• BOILER REPLACED
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 2.8% in Finley — 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 58/100 on livability (#502 in WA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B, cost of living B; Watch: crime D+, schools F, amenities F.
• Finley School District (suburban): math 19% / reading 39% proficiency, ranked #265 of 291 in WA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 246 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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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. 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: 2.42% ✓
• Cap rate: 20.91%
• Cash-on-cash: 52.21%
• DSCR: 3.32
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $92,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203106 E Bowles Rd #86	0.10mi	3/2.0	924 (0%)	1mo	$92,000	$100	91
202105 E Bowles Rd	0.13mi	3/2.0	911 (-1%)	9mo	$205,000	$225	80
203106 E Bowles Rd #83	0.08mi	3/2.0	990 (+7%)	4mo	$77,000	$78	77

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: 50.2%
• Equity multiple: 3.19×
• Total profit: $49,138
• Equity at exit: $11,928

10-year hold

• IRR: 55.6%
• Equity multiple: 6.48×
• Total profit: $122,835
• Equity at exit: $6,917

Cash invested: $22,400 (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 99337

• Active inventory: 246
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $975

Break-even live

Break-even rent $700

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $80,000 Active 37 DOM
2. 2026-06-17
   days on market $80,000 Active 36 DOM
3. 2026-06-16
   pricedays on market $80,000 Active 35 DOM
4. 2026-06-15
   days on market $86,000 Active 34 DOM
5. 2026-06-14
   days on market $86,000 Active 32 DOM
6. 2026-06-13
   days on market $86,000 Active 31 DOM
7. 2026-06-10
   days on market $86,000 Active 29 DOM
8. 2026-06-09
   days on market $86,000 Active 28 DOM
9. 2026-06-08
   days on market $86,000 Active 27 DOM
10. 2026-06-07
    days on market $86,000 Active 26 DOM
11. 2026-06-02
    days on market $86,000 Active 21 DOM
12. 2026-06-01
    days on market $86,000 Active 20 DOM
13. 2026-05-31
    days on market $86,000 Active 19 DOM
14. 2026-05-30
    days on market $86,000 Active 18 DOM
15. 2026-05-12
    listed $86,000 Active 1180-char remark
16. 2023-10-05
    soldstatus $120,000 Closed 317-char remark

    Show marketing remark (317 chars)

    MLS# 270731 Located at Homestead Mobile Home Park in Kennewick! This home features 3 Bed, 2 Baths, open living space with laminate floor throughout. The kitchen has granite counter tops, stainless steel appliances and all bedrooms have spacious closets. Contact your favorite Realtor today to schedule an appointment.

17. 2023-09-06
    historical Active Under Contract 317-char remark

    Show marketing remark (317 chars)

    MLS# 270731 Located at Homestead Mobile Home Park in Kennewick! This home features 3 Bed, 2 Baths, open living space with laminate floor throughout. The kitchen has granite counter tops, stainless steel appliances and all bedrooms have spacious closets. Contact your favorite Realtor today to schedule an appointment.

18. 2023-08-22
    listed $130,000 Active 317-char remark

    Show marketing remark (317 chars)

    MLS# 270731 Located at Homestead Mobile Home Park in Kennewick! This home features 3 Bed, 2 Baths, open living space with laminate floor throughout. The kitchen has granite counter tops, stainless steel appliances and all bedrooms have spacious closets. Contact your favorite Realtor today to schedule an appointment.

19. 2010-02-26
    soldstatus $19,000

    Show marketing remark (144 chars)

    Best buy on the market for age & size. Refer is negotiable depending on price. Auxillary stove-oil heater was a gift and goes with Seller.

20. 2010-01-04
    listed $19,950

    Show marketing remark (144 chars)

    Best buy on the market for age & size. Refer is negotiable depending on price. Auxillary stove-oil heater was a gift and goes with Seller.

21. 2003-06-10
    soldstatus $9,600
22. 2003-02-18
    listed $9,299

ⓘ 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 6/10 Major FEMA zone X · 27% 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 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,202
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$2,327
• Taxable income: $11,081
• Est. tax owed @ 24.0%: −$2,659
• After-tax cash flow: $9,036/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

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates across all systems and areas, significantly impacting its current condition and value. Significant investment is needed to bring it up to a livable standard.

Repairs flagged

• Major kitchen appliances — No photos of kitchen
• Major bathroom fixtures — No photos of bathroom
• Major roof — No photos of roof
• Major exterior siding — No photos of exterior
• Major flooring — No photos of flooring
• Major interior walls/paint — No photos of interior walls/paint
• Major windows — No photos of windows
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping — No photos of landscaping/curb appeal

Value-add opportunities

• Resale New kitchen appliances — Modern appliances can significantly enhance the home's appeal to potential buyers.
• Resale New bathroom fixtures — Upgraded bathrooms are a major selling point for potential buyers.
• Resale New roof — A new roof can add significant value and reduce future maintenance costs.
• Resale New exterior siding — Fresh siding can improve the home's curb appeal and increase its resale value.
• Resale New flooring — Modern flooring can make the home more attractive to potential buyers.
• Resale New interior walls/paint — Fresh paint and updated interior can make the home more appealing and increase its resale value.
• Resale New windows — New windows can improve energy efficiency and increase the home's curb appeal.
• Resale New HVAC system — A new HVAC system can improve comfort and energy efficiency, enhancing the home's appeal.
• Resale Landscaping and curb appeal — A well-maintained yard and curb appeal can significantly increase the home's resale value.
• Rental Landscaping and curb appeal — A well-maintained yard and curb appeal can attract tenants and increase rental income.
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can attract both buyers and tenants, increasing the home's value for both purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · No photos of kitchen	Major	$15,000–50,000
bathroom fixtures · No photos of bathroom	Major	$15,000–50,000
roof · No photos of roof	Major	$15,000–50,000
exterior siding · No photos of exterior	Major	$15,000–50,000
flooring · No photos of flooring	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances can significantly enhance the home's appeal to potential buyers. ↑
• Resale New bathroom fixtures — Upgraded bathrooms are a major selling point for potential buyers. ↑
• Resale New roof — A new roof can add significant value and reduce future maintenance costs. ↑
• Resale New exterior siding — Fresh siding can improve the home's curb appeal and increase its resale value. ↑
• Resale New flooring — Modern flooring can make the home more attractive to potential buyers. ↑
• Resale New interior walls/paint — Fresh paint and updated interior can make the home more appealing and increase its resale value. ↑
• Resale New windows — New windows can improve energy efficiency and increase the home's curb appeal. ↑
• Resale New HVAC system — A new HVAC system can improve comfort and energy efficiency, enhancing the home's appeal. ↑
• Resale Landscaping and curb appeal — A well-maintained yard and curb appeal can significantly increase the home's resale value. ↑
• Rental Landscaping and curb appeal — A well-maintained yard and curb appeal can attract tenants and increase rental income. ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can attract both buyers and tenants, increasing the home's value for both purposes. ↑

ⓘ 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: Finley School District
• NCES district ID: 5302910
• Math proficiency: 19% ▲ 1.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $61,141
• Composite: 29.28/100
• National rank: #11846
• State rank: #265 of 291 in WA

Livability — Finley

• Score: 58/100
• State rank: #502
• US rank: #20775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Finley, WA
• County: Benton County · 186,895 people
• Metro: Kennewick-Richland, WA
• Population (ZIP): 33,287
• Household income: $98,848
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 430.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 13% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Portuguese 3% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Russian/Polish/Slavic 2%

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: ▼ -260.38%
• Current HPI: 245.5375
• 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

+760.3% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $80,000 FSBO.com
• 2026-05-12 Listed $86,000 FSBO.com
• 2023-10-05 Sold (MLS) $120,000 PACMLS
• 2023-09-06 Contingent — PACMLS
• 2023-08-22 Listed $130,000 PACMLS
• 2010-02-26 Sold (MLS) $19,000 PACMLS
• 2010-01-04 Listed $19,950 PACMLS
• 2003-06-10 Sold (MLS) $9,600 PACMLS
• 2003-02-18 Listed $9,299 PACMLS