4313 W Sand Hill St · Moses Lake, WA 98837

$332,990

3 bd · 2.0 ba · 1,408 sqft · SingleFamily

Built 2026 Good condition 7,000 sqft lot Garage $236/sqft · 8% below area Est $363k · 8% under

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Why this score? — see what drove the F 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).

• ARV discount +11.2/15.0
• Cash flow +4.7/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.1/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The 1408 square foot Edgewood is a mid-sized home catering to those who value both comfort and efficiency in a single level home. An award-winning designed kitchen, featuring a breakfast bar and ample counter space, overlooks both the spacious living and dining rooms. The separate main suite affords you privacy and features two large closets in addition to a dual vanity ensuite. The two sizable bedrooms - one of which may be used as an optional den - share a full bathroom and complete this design-smart home plan. Photos and floorplan are of a similar home. Upgrades and selections shown may vary. Contact Agent for specific details.

Key facts

• Separate main suite
• Ample counter space
• Two large closets

Tags

• AWARD-WINNING DESIGNED KITCHEN
• BREAKFAST BAR
• AMPLE COUNTER SPACE
• SEPARATE MAIN SUITE
• TWO LARGE CLOSETS
• DUAL VANITY ENSUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $333k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-830 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (44.1% below list).
• Recommended offer: $186k (44.1% below list) — sets the bar for 1% rule.

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: Peninsula Elementary (416 students, 61% 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; 27 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $186,225 (44.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.56% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.68%
• DSCR: 0.52
• GRM: 14.9

CMA / ARV

• ARV (median comp): $362,901
• List price: $332,990
• Delta: -8.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4259 Sandy Ct	0.02mi	3/2.0	1,403 (-0%)	0mo	$372,000	$265	98
4240 W Bufflehead Blvd	0.23mi	3/2.0	1,408 (0%)	4mo	$355,000	$252	86
215 Lessor Loop	0.12mi	3/2.0	1,334 (-5%)	2mo	$344,000	$258	84
4329 W Sand Hill St	0.42mi	3/2.0	1,408 (0%)	4mo	$340,418	$242	77
4306 W Redhead Ave	0.43mi	3/2.0	1,408 (0%)	4mo	$369,990	$263	77
4333 W Sand Hill St	0.04mi	3/2.0	1,574 (+12%)	4mo	$354,990	$226	76
4336 W Sand Hill St	0.45mi	3/2.0	1,408 (0%)	4mo	$368,852	$262	75
4341 W Sand Hill St	0.52mi	3/2.0	1,408 (0%)	5mo	$349,990	$249	72
316 N Montana St	0.22mi	3/2.0	1,586 (+13%)	5mo	$390,625	$246	64
4308 W Surf Scoter St	0.54mi	3/2.0	1,500 (+6%)	5mo	$409,500	$273	60
4340 W Sandhill St	0.42mi	3/2.0	1,235 (-12%)	1mo	$339,990	$275	59
4302 W Redhead Ave	0.46mi	3/2.0	1,574 (+12%)	3mo	$378,990	$241	57

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: -38.9%
• Equity multiple: -0.20×
• Total profit: $-112,254
• Equity at exit: $49,650

10-year hold

• IRR: -82.3%
• Equity multiple: -1.00×
• Total profit: $-186,799
• Equity at exit: $28,791

Cash invested: $93,237 (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 →

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

Active competition Active MLS

• For sale now: 42 active · 20 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $361,995 ($255/sqft)
• Median days on market: 408 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +1.0% vs 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: 14.9×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$1,746
• Tax est. 1.5%: −$416 /mo · $4,995/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-830

Break-even live

Break-even rent $2,913

Max offer price $212,882

Occupancy floor —

Sensitivity live

Price	-10% $-600	-5% $-715	+0% $-830	+5% $-945	+10% $-1,060
Rent	-10% $-977	-5% $-904	+0% $-830	+5% $-756	+10% $-683
Rate	-1.0pp $-662	-0.5pp $-745	base $-830	+0.5pp $-916	+1.0pp $-1,004

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: $83,248
• Closing costs: $9,990
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4248 W Bufflehead Blvd Moses Lake, WA	3.0	2.0	1800	$2,295	$1.27	139d	1	0.24mi
3825 Sage Rd Moses Lake, WA	3.0	2.0	1427	$1,750	$1.23	4d	1	0.33mi
460 Laguna Dr Moses Lake, WA	3.0	2.5	1520	$1,595	$1.05	4d	1	0.48mi
470 Laguna Dr Moses Lake, WA	3.0	2.5	1480	$1,949	$1.32	139d	1	0.48mi
440 Laguna Dr Moses Lake, WA	3.0	2.0	1594	$1,800	$1.13	139d	1	0.50mi
807 Westshore Dr NE Unit DR-E18 Moses Lake, WA	3.0	2.0	1560	$1,900	$1.22	139d	1	0.59mi
1703 Fairway Dr NE Moses Lake, WA	4.0	2.0	1580	$1,950	$1.23	4d	1	0.71mi
1227 Fairway Dr NE Moses Lake, WA	3.0	2.0	1712	$2,300	$1.34	139d	1	0.88mi
Road F .2 NE Moses Lake, WA	3.0	2.0	1571	$2,300	$1.46	139d	2	0.90mi
2900 W Marina Dr Moses Lake, WA	2.0	2.0	1036	$1,688	$1.63	139d	1	1.12mi
4742 W Hawk St Moses Lake, WA	3.0	2.0	1395	$2,675	$1.92	139d	1	1.14mi
2900 W Marina Dr #306 Moses Lake, WA	2.0	2.0	1040	$1,600	$1.54	3d	1	1.15mi
2900 W Marina Dr #303 Moses Lake, WA	2.0	2.0	1032	$1,500	$1.45	1d	1	1.15mi
413 S Trillium Way Moses Lake, WA	3.0	2.0	1003	$1,995	$1.99	4d	1	1.16mi
2812 W Marina Dr Unit D Moses Lake, WA	2.0	2.0	1078	$1,695	$1.57	139d	1	1.20mi
2829 W Marina Dr Unit 1 Moses Lake, WA	3.0	2.5	1300	$1,650	$1.27	139d	1	1.21mi
2829 W Marina Dr Unit 6 Moses Lake, WA	2.0	2.5	1200	$1,550	$1.29	139d	1	1.21mi
2821 W Marina Dr Unit 1 Moses Lake, WA	2.0	2.5	1200	$1,550	$1.29	139d	1	1.22mi
2821 W Marina Dr Unit 5 Moses Lake, WA	3.0	2.5	1300	$1,650	$1.27	1d	1	1.22mi
2805 W Marina Dr Unit A3 Moses Lake, WA	2.0	2.5	1350	$1,450	$1.07	139d	1	1.24mi
2637 W Marina Dr Moses Lake, WA	2.0	2.5	1340	$1,600	$1.19	139d	1	1.34mi
2625 W Marina Dr Unit 3 Moses Lake, WA	2.0	2.5	1350	$1,700	$1.26	139d	1	1.35mi
2625 W Marina Dr Unit 4 Moses Lake, WA	2.0	2.5	1300	$1,500	$1.15	139d	1	1.35mi
2625 W Marina Dr Unit 5 Moses Lake, WA	3.0	2.5	1300	$1,795	$1.38	139d	1	1.35mi
506 S Interlake Rd Unit B4 Moses Lake, WA	2.0	2.0	1200	$1,523	$1.27	4d	1	1.38mi
511 S Interlake Rd Moses Lake, WA	2.0–4.0	2.0	1095	$1,201	$1.10	1d	9	1.40mi
601 S Dorsing St Moses Lake, WA	3.0	2.5	1651	$1,900	$1.15	139d	1	1.50mi

Property features AI

Finance

• Other: Living area reported as 1,408 (builder source)Building name: Sand Hill PlaceMLS status: ActiveOn market date: June 7, 2026
• Financial info: Financing options include Conventional, FHA, and USDA loans

Exterior

• Parking: Attached garage with 2 covered spaces
• Utilities: Public waterSewer connectedElectric power
• Home design: Single-family residenceOne storyUnder construction (new construction)Estimated completion around 2026-09-30Entry at main levelHouse structure
• Construction: Wood constructionComposition roofPoured concrete foundationBuilt by Hayden Homes LLCLot number 8
• Exterior features: Wood products siding

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathroomsIncludes one bathtub and one shower
• Heating & cooling: Heat pump for heating and coolingElectric energy source
• Interior features: No basementBuilt on lotMain entry

Listing history 50 events

1. 2026-09-22
   days on market $332,990 Active
2. 2026-09-20
   days on market $332,990 Active 105 DOM
3. 2026-09-19
   days on market $332,990 Active 104 DOM
4. 2026-09-18
   days on market $332,990 Active 103 DOM
5. 2026-09-17
   days on market $332,990 Active 102 DOM
6. 2026-09-16
   days on market $332,990 Active 101 DOM
7. 2026-09-15
   days on market $332,990 Active 100 DOM
8. 2026-09-14
   days on market $332,990 Active 99 DOM
9. 2026-09-13
   days on market $332,990 Active 98 DOM
10. 2026-09-12
    days on market $332,990 Active 97 DOM
11. 2026-09-11
    days on market $332,990 Active 96 DOM
12. 2026-09-05
    days on market $332,990 Active 90 DOM
13. 2026-09-04
    days on market $332,990 Active 89 DOM
14. 2026-09-03
    days on market $332,990 Active 88 DOM
15. 2026-09-02
    days on market $332,990 Active 87 DOM
16. 2026-08-30
    days on market $332,990 Active 84 DOM
17. 2026-08-29
    pricedays on market $332,990 Active 83 DOM
18. 2026-08-28
    days on market $342,990 Active 82 DOM
19. 2026-08-27
    days on market $342,990 Active 81 DOM
20. 2026-08-26
    days on market $342,990 Active 80 DOM
21. 2026-08-25
    days on market $342,990 Active 79 DOM
22. 2026-08-24
    days on market $342,990 Active 78 DOM
23. 2026-08-23
    days on market $342,990 Active 77 DOM
24. 2026-08-22
    days on market $342,990 Active 76 DOM
25. 2026-08-21
    days on market $342,990 Active 75 DOM
26. 2026-08-20
    days on market $342,990 Active 74 DOM
27. 2026-08-19
    days on market $342,990 Active 73 DOM
28. 2026-08-18
    days on market $342,990 Active 72 DOM
29. 2026-08-17
    days on market $342,990 Active 71 DOM
30. 2026-08-16
    days on market $342,990 Active 70 DOM
31. 2026-08-15
    days on market $342,990 Active 69 DOM
32. 2026-08-15
    pricedays on market $342,990 Active 68 DOM
33. 2026-08-13
    days on market $352,990 Active 67 DOM
34. 2026-08-12
    days on market $352,990 Active 66 DOM
35. 2026-08-11
    days on market $352,990 Active 65 DOM
36. 2026-08-10
    days on market $352,990 Active 64 DOM
37. 2026-08-09
    days on market $352,990 Active 63 DOM
38. 2026-08-08
    days on market $352,990 Active 62 DOM
39. 2026-08-07
    days on market $352,990 Active 61 DOM
40. 2026-08-06
    days on market $352,990 Active 60 DOM
41. 2026-08-05
    days on market $352,990 Active 59 DOM
42. 2026-08-04
    days on market $352,990 Active 58 DOM
43. 2026-08-03
    days on market $352,990 Active 57 DOM
44. 2026-07-31
    days on market $352,990 Active 54 DOM
45. 2026-07-30
    days on market $352,990 Active 53 DOM
46. 2026-07-29
    days on market $352,990 Active 52 DOM
47. 2026-07-27
    days on market $352,990 Active 50 DOM
48. 2026-07-25
    days on market $352,990 Active 48 DOM
49. 2026-07-23
    days on market $352,990 Active 46 DOM
50. 2026-07-22
    days on market $352,990 Active 45 DOM

ⓘ 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: $22,347
• − Mortgage interest: −$18,653
• − Property taxes: −$4,995
• − Insurance: −$1,665
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$9,687
• Taxable loss: −$16,228
• Est. tax savings @ 24.0%: +$3,895
• After-tax cash flow: $-6,066/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 · 10 photos

Good 80/100 None rehab

This home is in excellent condition with a good layout and modern finishes. It has the potential to be a move-in-ready property with minor updates to the exterior and interior to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replacing carpet with hardwood flooring in living areas — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances to high-end models — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features like smart lighting and security systems — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

Zoned Schools

Elementary Peninsula Elementary 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

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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%

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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%

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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

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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: Living area reported as 1,408 (builder source)Building name: Sand Hill PlaceMLS status: ActiveOn market date: June 7, 2026
• Financial info: Financing options include Conventional, FHA, and USDA loans

Exterior

• Parking: Attached garage with 2 covered spaces
• Utilities: Public waterSewer connectedElectric power
• Home design: Single-family residenceOne storyUnder construction (new construction)Estimated completion around 2026-09-30Entry at main levelHouse structure
• Construction: Wood constructionComposition roofPoured concrete foundationBuilt by Hayden Homes LLCLot number 8
• Exterior features: Wood products siding

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathroomsIncludes one bathtub and one shower
• Heating & cooling: Heat pump for heating and coolingElectric energy source
• Interior features: No basementBuilt on lotMain entry

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-07 Listed $352,990 NWMLS as Distributed by MLS Grid
• 2026-05-23 Listed $352,990 Zillow