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

$77,500

3 bd · 2.0 ba · 1,377 sqft · Manufactured public records

Manufactured home Built 1978 Good condition $56/sqft · 41% below area Est $110k · 30% under

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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
• 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

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

• ALL NEW LAMINATE FLOORING
• GARDEN WINDOW
• OPEN CONCEPT LIVING AREA
• BUILT IN HUTCH
• PRIVATE 3/4 BATHROOM
• SEPARATE UTILITY ROOM

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 $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 15.3% 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); 832 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $77,500

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.79% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.34%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (median comp): $110,000
• List price: $77,500
• Delta: -29.55%
• 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%)	6mo	$105,000	$72	81
4000 Longview St NE #65	0.09mi	3/2.0	1,456 (+6%)	22mo	$116,950	$80	68
4000 Longview St NE #68	0.07mi	4/2.0 (+1)	1,536 (+12%)	15mo	$130,000	$85	60
900 N Grape Dr #16	0.75mi	3/2.0	1,344 (-2%)	20mo	$78,000	$58	45
900 N Grape Dr Unit 67-B	0.75mi	3/2.0	1,216 (-12%)	4mo	$115,000	$95	42
900 N Grape Dr #66	0.68mi	3/2.0	1,296 (-6%)	24mo	$108,000	$83	38

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: 24.0%
• Equity multiple: 1.95×
• Total profit: $20,632
• Equity at exit: $11,556

10-year hold

• IRR: 30.0%
• Equity multiple: 3.32×
• Total profit: $50,265
• 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.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $130,000 ($89/sqft)
• Median days on market: 115 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -10.5% 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: 4.7×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$406
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$32
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $585

Break-even live

Break-even rent $644

Max offer price $77,500

Occupancy floor 53%

Sensitivity live

Price	-10% $629	-5% $607	+0% $585	+5% $563	+10% $541
Rent	-10% $475	-5% $530	+0% $585	+5% $639	+10% $694
Rate	-1.0pp $624	-0.5pp $604	base $585	+0.5pp $565	+1.0pp $544

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: —

Rent comps 24 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	139d	1	0.19mi
9436 Beacon Rd NE Moses Lake, WA	2.0	1.0	1181	$1,195	$1.01	1d	1	0.32mi
1005 W Sequoia Rd Moses Lake, WA	3.0	2.5	1743	$2,095	$1.20	139d	1	0.52mi
1019 W Aspen Rd Moses Lake, WA	3.0	2.0	1408	$2,045	$1.45	4d	1	0.58mi
1013 W Maple Dr Moses Lake, WA	3.0	2.0	1450	$1,875	$1.29	139d	1	0.59mi
1133 N Grape Dr Moses Lake, WA	1.0–2.0	1.0–2.0	859	$1,619	$1.88	1d	11	0.61mi
1118 W Sequoia Rd Moses Lake, WA	3.0	2.0	1235	$2,000	$1.62	139d	1	0.63mi
606 W Crest Dr Moses Lake, WA	2.0	2.0	1200	$1,800	$1.50	139d	1	0.70mi
803 N Vista Dr Moses Lake, WA	4.0	2.0	1400	$2,400	$1.71	4d	1	0.71mi
1213 W Gary St Moses Lake, WA	3.0	1.0	1180	$1,800	$1.53	1d	1	0.72mi
1903 Hickory Rd Moses Lake, WA	3.0	2.5	1743	$2,450	$1.41	139d	1	0.73mi
1932 Oak Rd Moses Lake, WA	3.0	2.0	1235	$2,250	$1.82	4d	1	0.74mi
1013 N Pierce Dr Apt B Moses Lake, WA	3.0	2.0	1200	$1,695	$1.41	139d	1	0.75mi
1209 W Franklin St Unit A Moses Lake, WA	2.0	2.0	1200	$1,550	$1.29	4d	1	0.80mi
1236 Malaga Ave Unit B Moses Lake, WA	3.0	2.5	1503	$1,750	$1.16	4d	1	0.85mi
422 N Washington St Moses Lake, WA	3.0	2.0	1166	$2,200	$1.89	139d	1	0.99mi
228 W Northshore Dr Moses Lake, WA	2.0	1.0	876	$1,195	$1.36	4d	1	0.99mi
523 N Paxson Dr Moses Lake, WA	3.0	2.0	1820	$1,900	$1.04	4d	1	1.11mi
324 N Central Dr Moses Lake, WA	3.0	1.5	1300	$1,500	$1.15	4d	1	1.12mi
4727 Owens Rd NE #24 Moses Lake, WA	2.0	1.0	900	$1,200	$1.33	139d	1	1.18mi
4727 Owens Rd NE Unit 4 Moses Lake, WA	2.0	1.0	896	$1,300	$1.45	4d	1	1.30mi
215 N Wellington St Moses Lake, WA	3.0	2.0	1550	$2,200	$1.42	139d	1	1.35mi
1409 W Electra St Moses Lake, WA	3.0	2.0	1400	$1,995	$1.43	4d	1	1.44mi
5025 Owens Rd Unit B-302 Moses Lake, WA	2.0	2.0	1009	$1,400	$1.39	4d	1	1.45mi

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

1. 2026-09-22
   days on market $77,500 Active
2. 2026-09-20
   days on market $77,500 Active 57 DOM
3. 2026-09-19
   days on market $77,500 Active 56 DOM
4. 2026-09-18
   days on market $77,500 Active 55 DOM
5. 2026-09-17
   days on market $77,500 Active 54 DOM
6. 2026-09-16
   days on market $77,500 Active 53 DOM
7. 2026-09-15
   days on market $77,500 Active 52 DOM
8. 2026-09-14
   days on market $77,500 Active 51 DOM
9. 2026-09-13
   days on market $77,500 Active 50 DOM
10. 2026-09-12
    days on market $77,500 Active 49 DOM
11. 2026-09-11
    days on market $77,500 Active 48 DOM
12. 2026-09-05
    days on market $77,500 Active 42 DOM
13. 2026-09-04
    days on market $77,500 Active 41 DOM
14. 2026-09-03
    days on market $77,500 Active 40 DOM
15. 2026-09-02
    statusdays on market $77,500 Active 39 DOM
16. 2026-08-30
    statusdays on market $77,500 Pending 38 DOM
17. 2026-08-29
    days on market $77,500 Active 37 DOM
18. 2026-08-28
    days on market $77,500 Active 36 DOM
19. 2026-08-27
    days on market $77,500 Active 35 DOM
20. 2026-08-26
    days on market $77,500 Active 34 DOM
21. 2026-08-25
    days on market $77,500 Active 33 DOM
22. 2026-08-24
    days on market $77,500 Active 32 DOM
23. 2026-08-23
    days on market $77,500 Active 31 DOM
24. 2026-08-22
    days on market $77,500 Active 30 DOM
25. 2026-08-21
    days on market $77,500 Active 29 DOM
26. 2026-08-20
    days on market $77,500 Active 28 DOM
27. 2026-08-19
    days on market $77,500 Active 27 DOM
28. 2026-08-18
    days on market $77,500 Active 26 DOM
29. 2026-08-17
    days on market $77,500 Active 25 DOM
30. 2026-08-16
    days on market $77,500 Active 24 DOM
31. 2026-08-15
    days on market $77,500 Active 23 DOM
32. 2026-08-15
    days on market $77,500 Active 22 DOM
33. 2026-08-13
    days on market $77,500 Active 21 DOM
34. 2026-08-12
    days on market $77,500 Active 20 DOM
35. 2026-08-11
    days on market $77,500 Active 19 DOM
36. 2026-08-10
    days on market $77,500 Active 18 DOM
37. 2026-08-09
    days on market $77,500 Active 17 DOM
38. 2026-08-08
    days on market $77,500 Active 16 DOM
39. 2026-08-07
    days on market $77,500 Active 15 DOM
40. 2026-08-06
    days on market $77,500 Active 14 DOM
41. 2026-08-05
    days on market $77,500 Active 13 DOM
42. 2026-08-04
    days on market $77,500 Active 12 DOM
43. 2026-08-03
    days on market $77,500 Active 11 DOM
44. 2026-07-31
    days on market $77,500 Active 8 DOM
45. 2026-07-30
    days on market $77,500 Active 7 DOM
46. 2026-07-29
    days on market $77,500 Active 6 DOM
47. 2026-07-27
    days on market $77,500 Active 4 DOM
48. 2026-07-25
    days on market $77,500 Active 2 DOM
49. 2026-07-23
    remarks 699-char remark
50. 2026-07-23
    pricedays on marketlisting id $77,500 Active 1 DOM

ⓘ 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

Taxation est. · year 1

• Rental income: $16,606
• − Mortgage interest: −$4,341
• − Property taxes: −$837
• − Insurance: −$388
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,255
• Taxable income: $6,128
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $5,546/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

Good 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: 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: 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

Price history

1 event — show timeline

• 2026-07-23 Listed $77,500 NWMLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

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