4000 Longview St NE #82 · Moses Lake, WA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $604 – $1,122
Heat risk 4/10 · Minor
- Hot days now (above 96°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 12 days/yr
- Unhealthy air days in 30 yrs
- 14 days/yr
Risk factors via First Street. Map © Google.
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
- 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
$77,500
4000 Longview St NE #82 · Moses Lake, WA 98837
3 bd · 2.0 ba · 1,377 sqft · Manufactured
public records
· 16 Days on market
Manufactured home
Built 1978
$56/sqft
· 39% below area
Est $110k · 30% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Artistically refreshed and move-in ready, this 3-bedroom, 2-bath home in Desert Oasis Park offers a bright, modern feel throughout. The home showcases all-new laminate flooring, fresh interior and exterior paint, and an updated kitchen with quartz countertops and a garden window that flows seamlessly into the open-concept living area. The dining area has a built-in hutch, just waiting for your dishes. A private 3/4 bathroom serves the primary bedroom, and a separate utility room adds convenience and extra storage. Enjoy outdoor living on either the covered front deck or the extra patio in front, leaving room for parking for 3 cars and additional guest parking in the cul-de-sac.
Key facts
- Built in hutch
- Private 3/4 bathroom
- Garden window
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $78k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $572 ($7k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $78k).
- Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
- Cap rate 15.2% 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: Longview Elementary (357 students, 71% FRL); Columbia Middle School (878 students, 63% FRL); Moses Lake High School (1,984 students, 64% FRL).
- Market conditions: Rents soft (-1.7%/yr); 715 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $536 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 16 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$76,337
(1.5% below list)
Questions for the listing agent
- Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.77% ✓
- Cap rate
- 15.15%
- Cash-on-cash
- 31.64%
- DSCR
- 2.41
- GRM
- 4.7
CMA / ARV
- ARV (median comp)
- $110,000
- List price
- $77,500
- Delta
- -27.27%
- Verdict
- UNDERPRICED
- Comps
- 2 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4000 Longview St NE #42 | 0.09mi | 3/2.0 | 1,456 (+6%) | 5mo | $105,000 | $72 | 82 |
| 4000 Longview St NE #65 | 0.09mi | 3/2.0 | 1,456 (+6%) | 20mo | $116,950 | $80 | 69 |
| 4000 Longview St NE #68 | 0.07mi | 4/2.0 (+1) | 1,536 (+12%) | 14mo | $130,000 | $85 | 61 |
| 900 N Grape Dr #16 | 0.75mi | 3/2.0 | 1,344 (-2%) | 18mo | $78,000 | $58 | 46 |
| 900 N Grape Dr Unit 67-B | 0.75mi | 3/2.0 | 1,216 (-12%) | 3mo | $115,000 | $95 | 43 |
| 900 N Grape Dr #66 | 0.68mi | 3/2.0 | 1,296 (-6%) | 22mo | $108,000 | $83 | 40 |
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
- 23.2%
- Equity multiple
- 1.92×
- Total profit
- $19,880
- Equity at exit
- $11,556
10-year hold
- IRR
- 29.2%
- Equity multiple
- 3.25×
- Total profit
- $48,761
- Equity at exit
- $6,701
Cash invested: $21,700 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 2 active · 1 under contract
- Months of supply
- 3.0 mo (33%/mo absorbed)
- Median asking
- $85,000 ($64/sqft)
- Median days on market
- 123 d
- This list price
- 50% of active listings are priced below it
- ARV vs active asking
- +25.4% 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
- 715
- Price-to-rent
- 4.7×
Monthly cashflow live
↻
- Estimated rent
- $1,368 high interval (Pro) →
- Mortgage (P&I)
- −$406
- Tax from tax record
- −$70 /mo · $837/yr
- Insurance
- −$32
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$287
- Net cashflow
- $572
Break-even live
Break-even rent
$644
Max offer price
$77,500
Occupancy floor
53%
Sensitivity live
| Price | -10% $616 | -5% $594 | +0% $572 | +5% $550 | +10% $528 |
|---|---|---|---|---|---|
| Rent | -10% $464 | -5% $518 | +0% $572 | +5% $626 | +10% $680 |
| Rate | -1.0pp $611 | -0.5pp $592 | base $572 | +0.5pp $552 | +1.0pp $532 |
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
- $19,375
- Closing costs
- $2,325
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 12 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4208 Stratford Rd NE Moses Lake, WA | 3.0 | 1.0 | 1440 | $1,495 | $1.04 | 93d | 1 | 0.19mi |
| 9436 Beacon Rd NE Moses Lake, WA | 2.0 | 1.0 | 1181 | $1,295 | $1.10 | 93d | 1 | 0.32mi |
| 1005 W Sequoia Rd Moses Lake, WA | 3.0 | 2.5 | 1743 | $2,095 | $1.20 | 93d | 1 | 0.52mi |
| 1013 W Maple Dr Moses Lake, WA | 3.0 | 2.0 | 1450 | $1,875 | $1.29 | 93d | 1 | 0.59mi |
| 1133 N Grape Dr Moses Lake, WA | 1.0–2.0 | 1.0–2.0 | 859 | $1,825 | $2.12 | 93d | 12 | 0.61mi |
| 1118 W Sequoia Rd Moses Lake, WA | 3.0 | 2.0 | 1235 | $2,000 | $1.62 | 93d | 1 | 0.63mi |
| 606 W Crest Dr Moses Lake, WA | 2.0 | 2.0 | 1200 | $1,800 | $1.50 | 93d | 1 | 0.70mi |
| 1903 Hickory Rd Moses Lake, WA | 3.0 | 2.5 | 1743 | $2,450 | $1.41 | 93d | 1 | 0.73mi |
| 1013 N Pierce Dr Apt B Moses Lake, WA | 3.0 | 2.0 | 1200 | $1,695 | $1.41 | 93d | 1 | 0.75mi |
| 422 N Washington St Moses Lake, WA | 3.0 | 2.0 | 1166 | $2,200 | $1.89 | 93d | 1 | 0.99mi |
| 4727 Owens Rd NE #24 Moses Lake, WA | 2.0 | 1.0 | 900 | $1,200 | $1.33 | 93d | 1 | 1.18mi |
| 215 N Wellington St Moses Lake, WA | 3.0 | 2.0 | 1550 | $2,200 | $1.42 | 93d | 1 | 1.35mi |
Property features AI
Finance
- Other
- Pets allowed (cats and dogs, see remarks)
- Financial info
- Listing terms: Cash
- HOA & community
- Land lease in park (monthly land lease applies)Park approved for saleDesert Oasis park with approximately 175 homesCommunity amenities include common area and playground
Exterior
- Parking
- Uncovered parking3 open parking spacesRV parking available in park
- Utilities
- Electric servicePublic waterPublic sewerGrand County PUD powerElectric water heater
- Home design
- Manufactured double wide (Fleetwood 24 x 48)One storyEast-facing
- Construction
- Wood constructionMetal roofMetal skirtingPillar/Post/Pier foundation with tie downsManufactured after 6/15/1976
- Exterior features
- Wood exteriorWood productsPatio/porch/deckDead end streetPaved accessView
Interior
- Kitchen
- MicrowaveRefrigeratorStove/Range
- Bedrooms
- 3 bedrooms
- Flooring
- Laminate
- Bathrooms
- 1 full bathroom1 three-quarter bathroom1 bathtub1 shower
- Heating & cooling
- Forced air heatingHeat pumpCentral air conditioning
- Interior features
- Water heaterVaulted ceilingsAwningsDouble pane windows
- Laundry & utility
- Utility roomWater heater located in laundry room closet
Listing history 50 events
-
2026-08-08days on market $77,500 Active 16 DOM
-
2026-08-07days on market $77,500 Active 15 DOM
-
2026-08-06days on market $77,500 Active 14 DOM
-
2026-08-05days on market $77,500 Active 13 DOM
-
2026-08-04days on market $77,500 Active 12 DOM
-
2026-08-03days on market $77,500 Active 11 DOM
-
2026-07-31days on market $77,500 Active 8 DOM
-
2026-07-30days on market $77,500 Active 7 DOM
-
2026-07-29days on market $77,500 Active 6 DOM
-
2026-07-27days on market $77,500 Active 4 DOM
-
2026-07-25days on market $77,500 Active 2 DOM
-
2026-07-23remarks 699-char remark
-
2026-07-23pricedays on market $77,500 Active 1 DOM
-
2026-07-06days on market $79,999 Active 340 DOM
-
2026-07-05days on market $79,999 Active 339 DOM
-
2026-07-04days on market $79,999 Active 338 DOM
-
2026-07-03days on market $79,999 Active 337 DOM
-
2026-07-02days on market $79,999 Active 336 DOM
-
2026-07-01days on market $79,999 Active 335 DOM
-
2026-06-30days on market $79,999 Active 334 DOM
-
2026-06-29days on market $79,999 Active 333 DOM
-
2026-06-28days on market $79,999 Active 332 DOM
-
2026-06-28days on market $79,999 Active 331 DOM
-
2026-06-27days on market $79,999 Active 330 DOM
-
2026-06-26days on market $79,999 Active 329 DOM
-
2026-06-22days on market $79,999 Active 326 DOM
-
2026-06-21days on market $79,999 Active 325 DOM
-
2026-06-19days on market $79,999 Active 323 DOM
-
2026-06-18days on market $79,999 Active 322 DOM
-
2026-06-17days on market $79,999 Active 321 DOM
-
2026-06-16days on market $79,999 Active 320 DOM
-
2026-06-15days on market $79,999 Active 319 DOM
-
2026-06-14days on market $79,999 Active 317 DOM
-
2026-06-13remarks 516-char remark
-
2026-06-13days on market $79,999 Active 316 DOM
-
2026-06-10days on market $79,999 Active 314 DOM
-
2026-06-09days on market $79,999 Active 313 DOM
-
2026-06-08days on market $79,999 Active 312 DOM
-
2026-06-07days on market $79,999 Active 311 DOM
-
2026-06-05days on market $79,999 Active 308 DOM
-
2026-06-03days on market $79,999 Active 307 DOM
-
2026-06-02days on market $79,999 Active 306 DOM
-
2026-06-01days on market $79,999 Active 305 DOM
-
2026-05-31days on market $79,999 Active 304 DOM
-
2026-05-30days on market $79,999 Active 303 DOM
-
2026-05-19price $79,999
-
2026-05-10status Active
-
2026-04-28status Pending
-
2026-04-21price $81,999
-
2026-04-03price $86,999
ⓘ 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
- $837 · $70/mo
- Projected year-2 tax
- $837 · $70/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ 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 2/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,415
- − Mortgage interest
- −$4,341
- − Property taxes
- −$837
- − Insurance
- −$388
- − Repairs & maintenance
- −$1,313
- − Management
- −$1,313
- − Depreciation
- −$2,255
- Taxable income
- $5,968
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,432
- After-tax cash flow
- $5,434/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 · 9 photos
80/100
Cosmetic rehab
Est. rehab $6,885–$20,655 screening
This beautifully updated 3-bedroom, 2-bathroom home in Desert Oasis Park is move-in ready with new flooring, paint, and fixtures. The metal roof and covered patio add to its appeal.
Components & finishes AI
Roof asphalt shingle · good
Flooring laminate
Value-add opportunities
- Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Landscaping and adding more greenery — Enhances curb appeal and adds value to the property. ↑
ⓘ 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
Longview Elementary
Middle
Columbia 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
- 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 |
|
||
Price history
1 event — show timeline
- 2026-07-23 Listed $77,500 NWMLS as Distributed by MLS Grid
Property tax history
+2.3%/yrLatest (2026): $837 · +0.0% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…