6105 W Sylvester St · Pasco, WA 99301

$439,000

3 bd · 2.0 ba · 2,209 sqft · SingleFamily public records · 81 Days on market

Built 1976 0.32 ac lot $199/sqft · 22% below area Est $560k · 22% under

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Why this score? — see what drove the C 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this Tri-Level Pasco home with lots of charm and character! Home is nestled in a well established West Pasco neighborhood, has 3 bedrooms, 2 bathrooms with over 2,000 sq. ft. Features a living area, plus a spacious room downstairs that could easily be used as a master bedroom or family room. Seller just installed a new roof, new carpet, new interior/exterior paint and a new outdoor patio area. Lets not forget to mention the indoor unique hot tub, where you can enjoy your own private relaxation.

Key facts

• New carpet
• New exterior paint
• New interior paint

Tags

• NEW ROOF
• NEW CARPET
• NEW INTERIOR PAINT
• NEW EXTERIOR PAINT
• NEW OUTDOOR PATIO AREA
• INDOOR UNIQUE HOT TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $410k (6.5% below list).
• Recommended offer: $410k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.0% in Pasco — 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 (#104 in WA, #1,999 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, schools D-.
• Pasco School District (suburban): math 31% / reading 40% proficiency, ranked #242 of 291 in WA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 710 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 981 units permitted in Franklin County in 2024 (517 in 5+ unit buildings).
• At $4,103/mo this rent would consume 56% of the median local household income ($88k/yr) (locally 1556% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Franklin County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $439k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood 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 $410,275 (6.5% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $560,432
• List price: $439,000
• Delta: -21.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 N Road 55	0.39mi	4/3.0 (+1)	2,220 (+0%)	8mo	$485,000	$218	65
4 Daffodil Ct	0.69mi	3/2.5	2,215 (+0%)	1mo	$430,000	$194	65
5016 W Park St	0.66mi	3/2.0	2,130 (-4%)	0mo	$443,000	$208	63
419 Rd 52	0.70mi	3/2.5	2,250 (+2%)	1mo	$990,000	$440	61
6119 W Court St	0.44mi	3/2.0	2,391 (+8%)	9mo	$543,000	$227	59
5201 W Henry Ct	0.59mi	3/2.0	2,105 (-5%)	8mo	$707,000	$336	58
1305 Road 68	0.51mi	3/2.0	1,917 (-13%)	2mo	$500,000	$261	52
1511 59th Ct	0.46mi	4/2.0 (+1)	2,496 (+13%)	0mo	$645,000	$258	52
5105 W Sylvester St	0.63mi	4/2.0 (+1)	2,064 (-7%)	9mo	$450,000	$218	47
5307 W Irving St	0.51mi	4/2.5 (+1)	2,508 (+14%)	1mo	$485,000	$193	46
5 Daffodil Ct	0.68mi	3/2.5	2,025 (-8%)	8mo	$454,000	$224	46
1606 Road 68	0.67mi	3/2.0	2,506 (+13%)	3mo	$469,850	$187	44

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-51,277
• Equity at exit: $65,456

10-year hold

• IRR: -3.9%
• Equity multiple: 0.75×
• Total profit: $-30,478
• Equity at exit: $37,957

Cash invested: $122,920 (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 99301

• Rents YoY: 2.0%
• Active inventory: 710
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,103 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$312 /mo · $3,748/yr
• Insurance: −$183
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $377

Break-even live

Break-even rent $3,625

Max offer price $439,000

Occupancy floor 86%

Sensitivity live

Price	-10% $626	-5% $502	+0% $377	+5% $253	+10% $129
Rent	-10% $53	-5% $215	+0% $377	+5% $539	+10% $701
Rate	-1.0pp $598	-0.5pp $489	base $377	+0.5pp $264	+1.0pp $148

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6709 W Octave St Pasco, WA	4.0	2.5	2150	$6,500	$3.02	45d	1	0.44mi
5305 W Jay St Unit 5305 B Pasco, WA	3.0	2.0	1445	$2,195	$1.52	45d	1	0.98mi
5316 W Wernett Rd Unit B Pasco, WA	3.0	2.0	1445	$2,095	$1.45	14d	1	0.99mi

Listing history 24 events

1. 2026-06-21
   days on market $439,000 Active 81 DOM
2. 2026-06-18
   days on market $439,000 Active 78 DOM
3. 2026-06-17
   days on market $439,000 Active 77 DOM
4. 2026-06-16
   days on market $439,000 Active 76 DOM
5. 2026-06-15
   days on market $439,000 Active 75 DOM
6. 2026-06-14
   days on market $439,000 Active 73 DOM
7. 2026-06-13
   days on market $439,000 Active 72 DOM
8. 2026-06-10
   days on market $439,000 Active 70 DOM
9. 2026-06-09
   days on market $439,000 Active 69 DOM
10. 2026-06-08
    days on market $439,000 Active 68 DOM
11. 2026-06-07
    days on market $439,000 Active 67 DOM
12. 2026-06-02
    days on market $439,000 Active 62 DOM
13. 2026-06-01
    days on market $439,000 Active 61 DOM
14. 2026-05-31
    days on market $439,000 Active 60 DOM
15. 2026-05-30
    days on market $439,000 Active 59 DOM
16. 2026-04-01
    listed $439,000 Active 514-char remark

    Show marketing remark (514 chars)

    Come check out this Tri-Level Pasco home with lots of charm and character! Home is nestled in a well established West Pasco neighborhood, has 3 bedrooms, 2 bathrooms with over 2,000 sq. ft. Features a living area, plus a spacious room downstairs that could easily be used as a master bedroom or family room. Seller just installed a new roof, new carpet, new interior/exterior paint and a new outdoor patio area. Lets not forget to mention the indoor unique hot tub, where you can enjoy your own private relaxation.

17. 2025-09-01
    price $424,000
18. 2025-07-21
    price $429,000
19. 2025-07-09
    price $448,000
20. 2025-06-12
    price $452,000
21. 2025-04-22
    price $458,000
22. 2025-03-20
    price $474,900
23. 2025-01-10
    price $479,900
24. 1999-05-20
    soldstatus $125,000

ⓘ 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: $3,748 · $312/mo
• Projected year-2 tax: $4,302 · $359/mo
• Expected delta: +$554/yr (+$46/mo · 14.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,233
• − Mortgage interest: −$24,591
• − Property taxes: −$3,748
• − Insurance: −$2,992
• − Repairs & maintenance: −$3,939
• − Management: −$3,939
• − Depreciation: −$12,771
• Taxable loss: −$2,746
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $5,187/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: Pasco School District
• NCES district ID: 5306570
• Math proficiency: 31% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $54,454
• Composite: 33.78/100
• National rank: #10401
• State rank: #242 of 291 in WA

Livability — Pasco

• Score: 79/100
• State rank: #104
• US rank: #1999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasco, WA
• County: Franklin County · 87,044 people
• City population: 87,044
• Metro: Kennewick-Richland, WA
• Population (ZIP): 87,044
• Household income: $87,951
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1556.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 108,530 people
• By 2030: 118,705 · +9.4%
• By 2040: 140,053 · +29.0%
• By 2050: 162,360 · +49.6%
• By 2075: 217,667 · +100.6%
• By 2100: 264,533 · +143.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 37% Two or more races 22% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 47% Russian/Polish/Slavic 2% Other Asian/Pacific 0%

Political lean MEDSL · Franklin

• 2024 margin: Strong R (+22.7) · D 37.4% · R 60.1% · Other 2.4%
• 2008→2024 swing: +1.0pp toward D · 2008: -23.7pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+14.5 2016: R+17.1 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -331.74%
• Current HPI: 284.481
• Rent YoY: ▲ 1.99%
• 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

+251.2% since first listed

9 events — show timeline

• 2026-04-01 Listed $439,000 PACMLS
• 2025-09-01 Price Changed $424,000 PACMLS
• 2025-07-21 Price Changed $429,000 PACMLS
• 2025-07-09 Price Changed $448,000 PACMLS
• 2025-06-12 Price Changed $452,000 PACMLS
• 2025-04-22 Price Changed $458,000 PACMLS
• 2025-03-20 Price Changed $474,900 PACMLS
• 2025-01-10 Price Changed $479,900 PACMLS
• 1999-05-20 Sold (Public Records) $125,000 Public Records

Property tax history

+4.8%/yr

Latest (2026): $3,748 · +8.2% YoY. Source: county tax records.