26 Log Ln · Richland, WA 99354

$32,000

1 bd · 1.0 ba · 560 sqft · SingleFamily public records · 170 Days on market

Built 2022

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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
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TWO BEDROOM TWO BATH DOUBLE WIDE HOME. BUILT IN CHINA HUTCH. THE HOME COMES WITH TWO STORAGE BUILDINGS AND A LARGE COVERED CARPOT. SHOW ANYTIME.

Key facts

• Bright living area
• Spacious bedroom
• New exterior paint

Tags

• NEW BLINDS
• NEW EXTERIOR PAINT
• NEW WASHER DRYER
• WELL MAINTAINED MOBILE HOME
• BRIGHT LIVING AREA
• SPACIOUS BEDROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.0% vs local median 2.8% in 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 79/100 on livability (#112 in WA, #2,258 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: cost of living C-, amenities 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.
• Zoned schools: Sacajawea Elementary (458 students, 52% FRL); Chief Joseph Middle School (697 students, 67% FRL); Hanford High School (1,788 students, 35% FRL) — zoned schools average 51% FRL vs 29% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 132 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 17% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $221 of loan paydown is wiped out by about $960 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 + 0.6% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $20k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $32k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 3.98% ✓
• Cap rate: 35.04%
• Cash-on-cash: 102.65%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.62% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.54×
• Total profit: $40,686
• Equity at exit: $4,771

10-year hold

• IRR: —
• Equity multiple: 10.68×
• Total profit: $86,767
• Equity at exit: $2,767

Cash invested: $8,960 (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 99354

• Rents YoY: 0.6%
• Active inventory: 132
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$168
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $766

Break-even live

Break-even rent $302

Max offer price $32,000

Occupancy floor 35%

Sensitivity live

Price	-10% $785	-5% $776	+0% $766	+5% $757	+10% $748
Rent	-10% $666	-5% $716	+0% $766	+5% $817	+10% $867
Rate	-1.0pp $783	-0.5pp $775	base $766	+0.5pp $758	+1.0pp $750

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Stevens Dr Richland, WA	1.0–2.0	1.0	816	$1,150	$1.41	23d	23	1.03mi
1872 Alder Ave Unit A Richland, WA	2.0	2.0	668	$1,795	$2.69	15d	1	1.28mi
2894 Salk Ave Richland, WA	1.0–2.0	1.0–2.0	792	$1,412	$1.78	15d	19	1.33mi
200 Waldron St Richland, WA	2.0	1.0	675	$1,335	$1.98	23d	2	1.36mi
1650 Mowry Sq Richland, WA	1.0	1.0	643	$1,260	$1.96	23d	1	1.44mi
1621 George Washington Way Richland, WA	1.0–3.0	1.0–2.0	907	$999	$1.10	23d	1	1.47mi
160 Van Giesen St Richland, WA	1.0	1.0	636	$1,115	$1.75	23d	1	1.48mi

Listing history 9 events

1. 2026-06-22
   statusdays on market $32,000 Active 170 DOM
2. 2026-04-20
   status Pending
3. 2026-03-02
   price $32,000
4. 2026-01-28
   price $37,000
5. 2026-01-05
   price $41,999
6. 2025-12-02
   price $49,500
7. 2025-11-03
   listed $52,000 Active
8. 2007-06-12
   soldstatus $6,020 145-char remark

   Show marketing remark (145 chars)

   TWO BEDROOM TWO BATH DOUBLE WIDE HOME. BUILT IN CHINA HUTCH. THE HOME COMES WITH TWO STORAGE BUILDINGS AND A LARGE COVERED CARPOT. SHOW ANYTIME.

9. 2007-05-19
   listed $4,900 145-char remark

   Show marketing remark (145 chars)

   TWO BEDROOM TWO BATH DOUBLE WIDE HOME. BUILT IN CHINA HUTCH. THE HOME COMES WITH TWO STORAGE BUILDINGS AND A LARGE COVERED CARPOT. SHOW ANYTIME.

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $691 · $58/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,269
• − Mortgage interest: −$1,792
• − Property taxes: −$691
• − Insurance: −$160
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$931
• Taxable income: $9,252
• Est. tax owed @ 24.0%: −$2,220
• After-tax cash flow: $6,977/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 — Richland

• Score: 79/100
• State rank: #112
• US rank: #2258

Category grades

Amenities F Commute A+ Cost of living C- Crime C+ Employment A Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richland, WA
• County: Benton County · 186,895 people
• City population: 62,989
• Metro: Kennewick-Richland, WA
• Population (ZIP): 25,559
• Household income: $91,933
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 545.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 1% Chinese 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: ▼ -353.00%
• Current HPI: 235.9082
• Rent YoY: ▲ 0.62%
• 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

+553.1% since first listed

8 events — show timeline

• 2026-04-20 Pending — PACMLS
• 2026-03-02 Price Changed $32,000 PACMLS
• 2026-01-28 Price Changed $37,000 PACMLS
• 2026-01-05 Price Changed $41,999 PACMLS
• 2025-12-02 Price Changed $49,500 PACMLS
• 2025-11-03 Listed $52,000 PACMLS
• 2007-06-12 Sold (MLS) $6,020 PACMLS
• 2007-05-19 Listed $4,900 PACMLS

Property tax history

+16.8%/yr

Latest (2026): $691 · -3.1% YoY. Source: county tax records.