4000 Longview St NE #82 · Moses Lake, WA 98837

$79,999

3 bd · 2.0 ba · 1,377 sqft · Manufactured public records · 323 Days on market

Built 1978 $58/sqft · 37% below area Est $110k · 27% under ↓ 33% 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 +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3 bed 2 bath home in Desert Oasis Park. Home features all new flooring, paint inside and out, kitchen, covered patio and more. Bathroom off primary bedroom, separate utility room. Open concept kitchen and living area. Metal roof. Jump on this deal before it's gone! Call today to schedule a showing. Lot rent includes WSG and is approx $574.33/mo depending on buyers credit. Pets are allowed, however there are size/breed restrictions. park application and approval needed before accepting offer.

Key facts

• Open concept kitchen
• Metal roof
• Updated paint

Tags

• UPDATED FLOORING
• UPDATED PAINT
• OPEN CONCEPT KITCHEN
• COVERED PATIO
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 3.3% 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-, schools D+, crime 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.
• Market conditions: Rents soft (-1.7%/yr); 585 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $553 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.22% ✓
• Cap rate: 19.51%
• Cash-on-cash: 47.19%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (median comp): $110,000
• List price: $79,999
• 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%)	3mo	$105,000	$72	84
4000 Longview St NE #65	0.09mi	3/2.0	1,456 (+6%)	19mo	$116,950	$80	70
4000 Longview St NE #68	0.07mi	4/2.0 (+1)	1,536 (+12%)	12mo	$130,000	$85	62
900 N Grape Dr #16	0.75mi	3/2.0	1,344 (-2%)	17mo	$78,000	$58	47
900 N Grape Dr Unit 67-B	0.75mi	3/2.0	1,216 (-12%)	1mo	$115,000	$95	45
900 N Grape Dr #66	0.68mi	3/2.0	1,296 (-6%)	21mo	$108,000	$83	41

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: 41.2%
• Equity multiple: 2.69×
• Total profit: $37,940
• Equity at exit: $11,928

10-year hold

• IRR: 46.0%
• Equity multiple: 4.80×
• Total profit: $85,190
• Equity at exit: $6,917

Cash invested: $22,400 (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 98837

• Rents YoY: -1.7%
• Active inventory: 585
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$420
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $881

Break-even live

Break-even rent $662

Max offer price $79,999

Occupancy floor 45%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

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	43d	1	0.19mi
9436 Beacon Rd NE Moses Lake, WA	2.0	1.0	1181	$1,295	$1.10	43d	1	0.32mi
1005 W Sequoia Rd Moses Lake, WA	3.0	2.5	1743	$2,095	$1.20	43d	1	0.52mi
1013 W Maple Dr Moses Lake, WA	3.0	2.0	1450	$1,875	$1.29	43d	1	0.59mi
1133 N Grape Dr Moses Lake, WA	1.0–2.0	1.0–2.0	859	$1,825	$2.12	43d	12	0.61mi
1118 W Sequoia Rd Moses Lake, WA	3.0	2.0	1235	$2,000	$1.62	43d	1	0.63mi
606 W Crest Dr Moses Lake, WA	2.0	2.0	1200	$1,800	$1.50	43d	1	0.70mi
1903 Hickory Rd Moses Lake, WA	3.0	2.5	1743	$2,450	$1.41	43d	1	0.73mi
1013 N Pierce Dr Apt B Moses Lake, WA	3.0	2.0	1200	$1,695	$1.41	43d	1	0.75mi
422 N Washington St Moses Lake, WA	3.0	2.0	1166	$2,200	$1.89	43d	1	0.99mi
4727 Owens Rd NE #24 Moses Lake, WA	2.0	1.0	900	$1,200	$1.33	43d	1	1.18mi
215 N Wellington St Moses Lake, WA	3.0	2.0	1550	$2,200	$1.42	43d	1	1.35mi

Listing history 32 events

1. 2026-06-19
   days on market $79,999 Active 323 DOM
2. 2026-06-18
   days on market $79,999 Active 322 DOM
3. 2026-06-17
   days on market $79,999 Active 321 DOM
4. 2026-06-16
   days on market $79,999 Active 320 DOM
5. 2026-06-15
   days on market $79,999 Active 319 DOM
6. 2026-06-14
   days on market $79,999 Active 317 DOM
7. 2026-06-13
   remarks 516-char remark
8. 2026-06-13
   days on market $79,999 Active 316 DOM
9. 2026-06-10
   days on market $79,999 Active 314 DOM
10. 2026-06-09
    days on market $79,999 Active 313 DOM
11. 2026-06-08
    days on market $79,999 Active 312 DOM
12. 2026-06-07
    days on market $79,999 Active 311 DOM
13. 2026-06-05
    days on market $79,999 Active 308 DOM
14. 2026-06-03
    days on market $79,999 Active 307 DOM
15. 2026-06-02
    days on market $79,999 Active 306 DOM
16. 2026-06-01
    days on market $79,999 Active 305 DOM
17. 2026-05-31
    days on market $79,999 Active 304 DOM
18. 2026-05-30
    days on market $79,999 Active 303 DOM
19. 2026-05-19
    price $79,999
20. 2026-05-10
    status Active
21. 2026-04-28
    status Pending
22. 2026-04-21
    price $81,999
23. 2026-04-03
    price $86,999
24. 2026-02-16
    price $88,999
25. 2026-01-29
    price $89,999
26. 2026-01-09
    price $94,999
27. 2026-01-09
    status Active
28. 2025-11-19
    price $99,999
29. 2025-10-20
    price $104,999
30. 2025-08-28
    price $109,999
31. 2025-07-31
    price $114,999
32. 2025-07-10
    listed $119,999 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: $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 3/10 Moderate
• 🌡 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: $21,319
• − Mortgage interest: −$4,481
• − Property taxes: −$837
• − Insurance: −$400
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$2,327
• Taxable income: $9,862
• Est. tax owed @ 24.0%: −$2,367
• After-tax cash flow: $8,203/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: 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

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 · 61,643 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: 1064.0

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

-33.3% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $79,999 NWMLS as Distributed by MLS Grid
• 2026-05-10 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-28 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $81,999 NWMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $86,999 NWMLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $88,999 NWMLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $89,999 NWMLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $94,999 NWMLS as Distributed by MLS Grid
• 2026-01-09 Relisted — NWMLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $99,999 NWMLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $104,999 NWMLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $109,999 NWMLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $114,999 NWMLS as Distributed by MLS Grid
• 2025-07-10 Listed $119,999 NWMLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2026): $837 · +0.0% YoY. Source: county tax records.