6306 James St · West Richland, WA 99353

$125,000

2 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 18 Days on market

Built 2016 Est $114k · 10% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home that is almost brand new and well cared for. Home is a Valley which is a high end MFH. Rooms are very spacious throughout. Home has vaulted ceilings, some ceiling fans and solar tube for lighting. Living room has a wood burning fireplace to enjoy the cool nights. Kitchen is open and has upgraded cabinets with some pull outs, a knife drawer and stainless steel appliances. Master bathroom has a walk in shower. On the back of the home there is a large covered wood deck to enjoy the outdoors from. Back yard is fully fenced and has a 10 x 16 shed. This home is move in ready.

Key facts

• Covered deck
• Laminate flooring
• Ensuite bath

Tags

• FRESH INTERIOR PAINT
• LAMINATE FLOORING
• WOOD BURNING FIREPLACE
• ENSUITE BATH
• COVERED DECK
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $123,125 (1.5% below list)

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 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?
3. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.15%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $114,072
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6306 James St	0.00mi	2/2.0	1,176 (0%)	1mo	$125,000	$106	99
6309 Desert Vw	0.12mi	2/1.0	1,164 (-1%)	2mo	$70,000	$60	87
6305 James St	0.02mi	2/2.0	1,080 (-8%)	9mo	$101,500	$94	78
595 N 60th Ave	0.29mi	3/2.0 (+1)	1,152 (-2%)	0mo	$288,000	$250	78
201 N 69th Ave	0.35mi	3/2.0 (+1)	1,188 (+1%)	4mo	$120,000	$101	74
104 N 68th Ave	0.31mi	3/2.0 (+1)	1,248 (+6%)	6mo	$100,000	$80	65
6806 James St	0.30mi	3/2.0 (+1)	1,269 (+8%)	6mo	$95,000	$75	63
205 N 69th Ave	0.34mi	2/2.0	1,078 (-8%)	12mo	$104,999	$97	60
6228 Meyers St	0.19mi	3/2.0 (+1)	1,296 (+10%)	13mo	$130,150	$100	58
6705 Haag St	0.35mi	2/2.0	1,247 (+6%)	23mo	$85,000	$68	54
334 Buckwheat Ct	0.15mi	3/2.0 (+1)	1,026 (-13%)	23mo	$135,000	$132	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $24,580
• Equity at exit: $18,638

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $79,069
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $704

Break-even live

Break-even rent $984

Max offer price $125,000

Occupancy floor 57%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
859 Duke Ln West Richland, WA	3.0	2.5	1472	$2,095	$1.42	13d	1	1.05mi
977 Creer Way Unit D-112 West Richland, WA	3.0	2.5	1233	$2,095	$1.70	13d	1	1.12mi
977 Creer Way Unit D-111 West Richland, WA	3.0	2.5	1233	$1,995	$1.62	20d	1	1.12mi
870 Walton Pl West Richland, WA	2.0	2.0	919	$1,495	$1.63	13d	1	1.13mi
8000 Paradise Way West Richland, WA	2.0	2.0	924	$1,575	$1.70	13d	2	1.22mi
7850 Paradise Way West Richland, WA	2.0	2.0	929	$1,500	$1.61	13d	4	1.27mi
8152 Paradise Way West Richland, WA	2.0–3.0	2.0–2.5	1262	$2,095	$1.66	13d	7	1.42mi

Listing history 5 events

1. 2026-04-26
   status Pending
2. 2026-04-18
   price $125,000
3. 2026-04-08
   listed $135,000 Active
4. 2020-07-02
   soldstatus $92,000 590-char remark

   Show marketing remark (590 chars)

   Charming home that is almost brand new and well cared for. Home is a Valley which is a high end MFH. Rooms are very spacious throughout. Home has vaulted ceilings, some ceiling fans and solar tube for lighting. Living room has a wood burning fireplace to enjoy the cool nights. Kitchen is open and has upgraded cabinets with some pull outs, a knife drawer and stainless steel appliances. Master bathroom has a walk in shower. On the back of the home there is a large covered wood deck to enjoy the outdoors from. Back yard is fully fenced and has a 10 x 16 shed. This home is move in ready.

5. 2020-05-04
   listed $94,900 590-char remark

   Show marketing remark (590 chars)

   Charming home that is almost brand new and well cared for. Home is a Valley which is a high end MFH. Rooms are very spacious throughout. Home has vaulted ceilings, some ceiling fans and solar tube for lighting. Living room has a wood burning fireplace to enjoy the cool nights. Kitchen is open and has upgraded cabinets with some pull outs, a knife drawer and stainless steel appliances. Master bathroom has a walk in shower. On the back of the home there is a large covered wood deck to enjoy the outdoors from. Back yard is fully fenced and has a 10 x 16 shed. This home is move in ready.

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$383/yr (+$32/mo · 45.6%)

ⓘ 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: $22,512
• − Mortgage interest: −$7,002
• − Property taxes: −$842
• − Insurance: −$625
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$3,636
• Taxable income: $6,806
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $6,819/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

+31.7% since first listed

5 events — show timeline

• 2026-04-26 Pending — PACMLS
• 2026-04-18 Price Changed $125,000 PACMLS
• 2026-04-08 Listed $135,000 PACMLS
• 2020-07-02 Sold (MLS) $92,000 PACMLS
• 2020-05-04 Listed $94,900 PACMLS

Property tax history

+0.8%/yr

Latest (2026): $842 · -6.9% YoY. Source: county tax records.