6630 Nelson St · West Richland, WA 99353

$55,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 209 Days on market

Built 1980 $60/sqft · 45% below area Est $101k · 45% under ↓ 29% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Home with Instant Equity Potential in West Richland! Bright and inviting, this 2-bedroom, 2-bathroom single-wide home in the desirable * * Desert View Manufactured Home Park * * offers the perfect blend of comfort today and incredible financial upside for tomorrow. Featuring a highly functional, open-concept layout with a spacious living area and efficient kitchen, the home provides a fantastic canvas for simple cosmetic updates. Refresh the finishes to your exact taste and * * build instant equity * * while creating your dream space. Key Features & Community Perks: * * * Privacy & Space: * * Each bedroom features its own dedicated bathroom, offering

Key facts

• Clubhouse
• Community amenities
• Exercise room

Tags

• OPEN LAYOUT
• COMFORTABLE LIVING AREA
• EFFICIENT KITCHEN
• COMMUNITY AMENITIES
• EXERCISE ROOM
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $56k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.1% vs local median 3.2% in West 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 71/100 on livability (#236 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute 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: 243 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 16% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $386 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $49,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 B-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?
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: 2.83% ✓
• Cap rate: 26.08%
• Cash-on-cash: 70.68%
• DSCR: 4.14
• GRM: 2.9

CMA / ARV

• ARV (median comp): $101,473
• List price: $55,900
• Delta: -44.91%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6408 Haag St	0.12mi	2/2.0	924 (0%)	6mo	$89,500	$97	90
313 Sahara Ct #686	0.09mi	2/2.0	924 (0%)	11mo	$65,000	$70	86
313 Sahara Ct	0.09mi	2/2.0	924 (0%)	11mo	$65,000	$70	86
6705 S Morrison St	0.08mi	2/2.0	924 (0%)	16mo	$85,000	$92	84
6311 Desert View Dr	0.15mi	2/2.0	938 (+2%)	12mo	$76,000	$81	80
324 Mojave Ct	0.08mi	2/1.0	960 (+4%)	7mo	$86,000	$90	80
868 N 62nd Ave	0.50mi	2/2.0	924 (0%)	1mo	$195,000	$211	76
207 N 68th Ave #501	0.13mi	3/2.0 (+1)	996 (+8%)	0mo	$75,000	$75	75
6600 Haag St	0.10mi	3/1.0 (+1)	924 (0%)	19mo	$83,000	$90	70
107 N 68th Ave	0.14mi	3/1.0 (+1)	938 (+2%)	19mo	$90,000	$96	66
872 N 60th Ave	0.59mi	2/1.5	924 (0%)	7mo	$200,000	$216	65
892 N 62nd Ave	0.51mi	3/2.0 (+1)	960 (+4%)	21mo	$269,900	$281	47

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: 70.2%
• Equity multiple: 4.17×
• Total profit: $49,647
• Equity at exit: $8,335

10-year hold

• IRR: 74.2%
• Equity multiple: 8.59×
• Total profit: $118,792
• Equity at exit: $4,833

Cash invested: $15,652 (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 99353

• Active inventory: 243
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$293
• Tax from tax record: −$12 /mo · $142/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $922

Break-even live

Break-even rent $415

Max offer price $55,900

Occupancy floor 37%

Sensitivity live

Price	-10% $954	-5% $938	+0% $922	+5% $906	+10% $890
Rent	-10% $797	-5% $859	+0% $922	+5% $984	+10% $1,047
Rate	-1.0pp $950	-0.5pp $936	base $922	+0.5pp $907	+1.0pp $893

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5889 W Van Giesen St Unit 4 West Richland, WA	1.0	1.0	584	$895	$1.53	44d	1	0.54mi
870 Walton Pl West Richland, WA	2.0	2.0	919	$1,495	$1.63	14d	1	0.95mi
7850 Paradise Way West Richland, WA	2.0	2.0	929	$1,500	$1.61	14d	4	1.08mi
8000 Paradise Way West Richland, WA	2.0	2.0	924	$1,575	$1.70	14d	2	1.11mi
8152 Paradise Way West Richland, WA	2.0–3.0	2.0–2.5	1262	$2,095	$1.66	14d	7	1.23mi

Listing history 19 events

1. 2026-06-18
   days on market $55,900 Active 209 DOM
2. 2026-06-17
   days on market $55,900 Active 208 DOM
3. 2026-06-16
   days on market $55,900 Active 207 DOM
4. 2026-06-15
   days on market $55,900 Active 206 DOM
5. 2026-06-14
   days on market $55,900 Active 204 DOM
6. 2026-06-13
   days on market $55,900 Active 203 DOM
7. 2026-06-10
   days on market $55,900 Active 201 DOM
8. 2026-06-09
   days on market $55,900 Active 200 DOM
9. 2026-06-08
   days on market $55,900 Active 199 DOM
10. 2026-06-07
    days on market $55,900 Active 198 DOM
11. 2026-06-05
    days on market $55,900 Active 195 DOM
12. 2026-06-03
    days on market $55,900 Active 194 DOM
13. 2026-06-02
    days on market $55,900 Active 193 DOM
14. 2026-06-01
    days on market $55,900 Active 192 DOM
15. 2026-05-31
    days on market $55,900 Active 191 DOM
16. 2026-05-30
    days on market $55,900 Active 190 DOM
17. 2026-04-29
    price $55,900
18. 2026-01-09
    price $65,900
19. 2025-11-21
    listed $79,000 Active

ⓘ 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: $142 · $12/mo
• Projected year-2 tax: $548 · $46/mo
• Expected delta: +$406/yr (+$34/mo · 286.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,990
• − Mortgage interest: −$3,131
• − Property taxes: −$142
• − Insurance: −$280
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$1,626
• Taxable income: $10,773
• Est. tax owed @ 24.0%: −$2,585
• After-tax cash flow: $8,478/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 — West Richland

• Score: 71/100
• State rank: #236
• US rank: #7220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Richland, WA
• County: Benton County · 186,895 people
• City population: 19,251
• Metro: Kennewick-Richland, WA
• Population (ZIP): 19,251
• Household income: $121,845
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 254.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 10% Other Asian/Pacific 1% Arabic 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: ▼ -218.63%
• Current HPI: 239.5096
• 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

-29.2% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $55,900 NWMLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $65,900 NWMLS as Distributed by MLS Grid
• 2025-11-21 Listed $79,000 NWMLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2026): $142 · +6.9% YoY. Source: county tax records.