3010 W Peninsula Dr #77 · Moses Lake, WA 98837

$64,950

3 bd · 2.0 ba · 924 sqft · Manufactured public records

Manufactured home Built 1988 Good condition $70/sqft · 10% below area Est $77k · 15% under

---

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 +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.1/5.0
• Manufactured-home adj. -6.5

Listing remarks

Just like new single wide has been totally remodeled in a great park with security gate.

Key facts

• Parking
• Built 1988

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.7% vs local median 3.2% in Moses Lake — 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 75/100 on livability (#170 in WA, #4,228 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A-; Watch: employment C-, crime F, commute F.
• Moses Lake School District (town): math 38% / reading 48% proficiency, ranked #198 of 291 in WA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sage Point Elementary School (360 students, 41% FRL); Frontier Middle School (758 students, 72% FRL); Moses Lake High School (1,984 students, 64% FRL).
• Market conditions: Rents soft (-1.7%/yr); 832 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $450 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $65k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $64,950

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.84% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.04%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

• ARV (median comp): $76,750
• List price: $64,950
• Delta: -8.86%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 3010 W Peninsula Drive #140	0.06mi	2/2.0 (-1)	938 (+2%)	4mo	$77,000	$82	86
3010 W Peninsula Dr #132	0.00mi	2/2.0 (-1)	924 (0%)	11mo	$50,000	$54	86
3211 W Wapato Dr #24	0.27mi	3/1.5	936 (+1%)	11mo	$48,000	$51	74
3010 W Peninsula Dr #104	0.14mi	2/2.0 (-1)	938 (+2%)	20mo	$55,500	$59	70
3131 W Wapato Dr #17	0.19mi	3/2.0	1,056 (+14%)	19mo	$114,000	$108	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.19×
• Total profit: $21,710
• Equity at exit: $9,684

10-year hold

• IRR: 35.4%
• Equity multiple: 3.82×
• Total profit: $51,336
• Equity at exit: $5,616

Cash invested: $18,186 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 7 under contract
• Months of supply: 1.0 mo (100%/mo absorbed)
• Median asking: $52,000 ($70/sqft)
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +19.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98837

• Rents YoY: -1.7%
• Active inventory: 832
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$341
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $561

Break-even live

Break-even rent $483

Max offer price $64,950

Occupancy floor 48%

Sensitivity live

Price	-10% $598	-5% $580	+0% $561	+5% $543	+10% $525
Rent	-10% $467	-5% $514	+0% $561	+5% $609	+10% $656
Rate	-1.0pp $594	-0.5pp $578	base $561	+0.5pp $545	+1.0pp $527

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: $16,238
• Closing costs: $1,948
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 S Interlake Rd Moses Lake, WA	2.0–4.0	2.0	1095	$1,201	$1.10	1d	9	0.27mi
2722 W Peninsula Dr Moses Lake, WA	2.0	1.0	858	$1,350	$1.57	139d	1	0.29mi
413 S Trillium Way Moses Lake, WA	3.0	2.0	1003	$1,995	$1.99	4d	1	0.50mi
2900 W Marina Dr #303 Moses Lake, WA	2.0	2.0	1032	$1,500	$1.45	1d	1	0.54mi
2900 W Marina Dr #306 Moses Lake, WA	2.0	2.0	1040	$1,600	$1.54	3d	1	0.54mi
2900 W Marina Dr Moses Lake, WA	2.0	2.0	1036	$1,688	$1.63	139d	1	0.55mi
2812 W Marina Dr Unit D Moses Lake, WA	2.0	2.0	1078	$1,695	$1.57	139d	1	0.56mi
1830 W Crouse St #1 Moses Lake, WA	2.0	1.0	946	$1,295	$1.37	139d	1	1.04mi
1830 W Crouse St Moses Lake, WA	2.0	1.0	946	$1,095	$1.16	4d	1	1.04mi
1824 W Crouse St Moses Lake, WA	2.0	1.0	891	$1,300	$1.46	4d	1	1.06mi
1818 W Crouse St Moses Lake, WA	2.0	1.0	891	$1,300	$1.46	4d	1	1.07mi
1701 W Crouse St Moses Lake, WA	1.0–3.0	1.0–2.0	1017	$1,600	$1.57	1d	6	1.16mi
Pheasant St Moses Lake, WA	2.0	1.0	850	$1,450	$1.71	139d	1	1.23mi
333 S Gibby Rd Unit 335 Gibby Moses Lake, WA	2.0	1.0	700	$1,050	$1.50	4d	1	1.33mi

Property features AI

Finance

• Other: Calculated living area approximately 980 square feetFoundation details: see remarks
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Peninsula Estates (manufactured home park approved for sale)Land lease: $500

Exterior

• Parking: Uncovered parking
• Utilities: Electric energy sourceCommunity waterPioneer Energy Mgt water and sewerGrant County PUD power
• Home design: Manufactured single-wide homeSingle levelUpdated/remodeledNorth-facing
• Construction: Wood constructionComposition roofManufactured after 06/15/1976Mobile home remains
• Exterior features: Wood exteriorWood productsLocated on a cul-de-sacPaved accessSecluded lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingForced air coolingHas heatingHas cooling
• Interior features: Water heaterBath off primaryPatio/porch/deckHas view
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-09-24
   price $64,950 Active
2. 2026-09-22
   days on market $69,950 Active
3. 2026-09-20
   days on market $69,950 Active 135 DOM
4. 2026-09-19
   days on market $69,950 Active 134 DOM
5. 2026-09-18
   days on market $69,950 Active 133 DOM
6. 2026-09-17
   days on market $69,950 Active 132 DOM
7. 2026-09-16
   days on market $69,950 Active 131 DOM
8. 2026-09-15
   days on market $69,950 Active 130 DOM
9. 2026-09-14
   days on market $69,950 Active 129 DOM
10. 2026-09-13
    days on market $69,950 Active 128 DOM
11. 2026-09-12
    days on market $69,950 Active 127 DOM
12. 2026-09-11
    days on market $69,950 Active 126 DOM
13. 2026-09-05
    days on market $69,950 Active 120 DOM
14. 2026-09-04
    days on market $69,950 Active 119 DOM
15. 2026-09-03
    days on market $69,950 Active 118 DOM
16. 2026-09-02
    days on market $69,950 Active 117 DOM
17. 2026-08-30
    days on market $69,950 Active 114 DOM
18. 2026-08-29
    days on market $69,950 Active 113 DOM
19. 2026-08-28
    days on market $69,950 Active 112 DOM
20. 2026-08-27
    days on market $69,950 Active 111 DOM
21. 2026-08-26
    days on market $69,950 Active 110 DOM
22. 2026-08-25
    days on market $69,950 Active 109 DOM
23. 2026-08-24
    days on market $69,950 Active 108 DOM
24. 2026-08-23
    days on market $69,950 Active 107 DOM
25. 2026-08-22
    days on market $69,950 Active 106 DOM
26. 2026-08-21
    days on market $69,950 Active 105 DOM
27. 2026-08-20
    days on market $69,950 Active 104 DOM
28. 2026-08-19
    days on market $69,950 Active 103 DOM
29. 2026-08-18
    days on market $69,950 Active 102 DOM
30. 2026-08-17
    days on market $69,950 Active 101 DOM
31. 2026-08-16
    days on market $69,950 Active 100 DOM
32. 2026-08-15
    days on market $69,950 Active 99 DOM
33. 2026-08-15
    days on market $69,950 Active 98 DOM
34. 2026-08-13
    days on market $69,950 Active 97 DOM
35. 2026-08-12
    days on market $69,950 Active 96 DOM
36. 2026-08-11
    days on market $69,950 Active 95 DOM
37. 2026-08-10
    days on market $69,950 Active 94 DOM
38. 2026-08-09
    days on market $69,950 Active 93 DOM
39. 2026-08-08
    days on market $69,950 Active 92 DOM
40. 2026-08-07
    days on market $69,950 Active 91 DOM
41. 2026-08-06
    days on market $69,950 Active 90 DOM
42. 2026-08-05
    days on market $69,950 Active 89 DOM
43. 2026-08-04
    days on market $69,950 Active 88 DOM
44. 2026-08-03
    days on market $69,950 Active 87 DOM
45. 2026-07-31
    days on market $69,950 Active 84 DOM
46. 2026-07-30
    days on market $69,950 Active 83 DOM
47. 2026-07-29
    days on market $69,950 Active 82 DOM
48. 2026-07-27
    days on market $69,950 Active 80 DOM
49. 2026-07-25
    days on market $69,950 Active 78 DOM
50. 2026-07-23
    days on market $69,950 Active 76 DOM

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

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $164 · $14/mo
• Projected year-2 tax: $637 · $53/mo
• Expected delta: +$473/yr (+$39/mo · 288.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,320
• − Mortgage interest: −$3,638
• − Property taxes: −$164
• − Insurance: −$325
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,889
• Taxable income: $6,012
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,294/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 · 4 photos

Good 80/100 Cosmetic rehab Est. rehab $4,620–$13,860 screening

This single-wide manufactured home has been recently remodeled and is in excellent condition, ready for immediate occupancy.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New outdoor lighting — Enhances curb appeal and safety. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Sage Point Elementary School Middle Frontier Middle School High Moses Lake High School

Schools (NCES district)

• District: Moses Lake School District
• NCES district ID: 5305220
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $49,033
• Composite: 39.17/100
• National rank: #8232
• State rank: #198 of 291 in WA

B Composite livability gradescore 75/100

Livability — Moses Lake

• Score: 75/100
• State rank: #170
• US rank: #4228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moses Lake, WA
• County: Grant County · 99,356 people
• City population: 49,455
• Metro: Moses Lake, WA
• Population (ZIP): 49,455
• Household income: $74,586
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 7% of renters

---

Population outlook (Grant County) Hauer SSP2

• Today (2025): 99,356 people
• By 2030: 102,107 · +2.8%
• By 2040: 108,318 · +9.0%
• By 2050: 114,712 · +15.5%
• By 2075: 131,376 · +32.2%
• By 2100: 146,163 · +47.1%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 58% Hispanic / Latino 33% Two or more races 15% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Portuguese 3% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 2%

---

Political lean MEDSL · Grant

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.4% · Other 2.6%
• 2008→2024 swing: -9.9pp toward R · 2008: -27.5pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.4 2016: R+37.9 2012: R+32.6 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -384.29%
• Current HPI: 208.4574
• Rent YoY: ▼ -1.72%
• Metro: Moses Lake, 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

Property features AI

Finance

• Other: Calculated living area approximately 980 square feetFoundation details: see remarks
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Peninsula Estates (manufactured home park approved for sale)Land lease: $500

Exterior

• Parking: Uncovered parking
• Utilities: Electric energy sourceCommunity waterPioneer Energy Mgt water and sewerGrant County PUD power
• Home design: Manufactured single-wide homeSingle levelUpdated/remodeledNorth-facing
• Construction: Wood constructionComposition roofManufactured after 06/15/1976Mobile home remains
• Exterior features: Wood exteriorWood productsLocated on a cul-de-sacPaved accessSecluded lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingForced air coolingHas heatingHas cooling
• Interior features: Water heaterBath off primaryPatio/porch/deckHas view
• Laundry & utility: Electric water heater

Price history

+233.1% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $69,950 NWMLS as Distributed by MLS Grid
• 2026-05-08 Listed $74,950 NWMLS as Distributed by MLS Grid
• 2001-05-01 Sold (Public Records) $16,250 Public Records
• 1993-10-14 Sold (Public Records) $21,000 Public Records

Property tax history

-1.9%/yr

Latest (2026): $164 · +0.0% YoY. Source: county tax records.