10111 Eltopia West Rd · Richland, WA 99301

$1,495

2 bd · 1.0 ba · 1,980 sqft · SingleFamily · 16 Days on market

Built 1962 133 ac lot Est $2k · 24% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

2 Bed/1 Bath + an Office House in Rural North Pasco Click the first picture to play the video walk through of the property (available on our direct website only). Applications and Viewing Requests accepted from OUR WEBSITE ONLY: 1980 sqft house with 2 bed, 1 bath + an office in rural North Pasco Interior: * Open living/dining/kitchen area * Galley style kitchen has plenty of cabinet & counter space * Both bedrooms are located upstairs and 1 bathroom * Office space & laundry hookups in the basement * Tons of additional storage space in the basement * Central heating & air * Tons of natural light throughout the home Exterior: * Small patio off the living room * Carport + lots of additional parking Additional Lease Information: * 1 year lease term * No pets Deposit & Fees Include: $1,043 Refundable Deposit $217 Inspection Fee $190 Carpet Care Fee (used at move out)

Key facts

• Central heating
• Unfinished basement
• Galley style kitchen

Tags

• DEDICATED OFFICE SPACE
• GALLEY STYLE KITCHEN
• BOTH BEDROOMS UPSTAIRS
• UNFINISHED BASEMENT
• ADDITIONAL STORAGE
• CENTRAL HEATING

Property features AI

Exterior

• Parking: Carport
• Home design: Single-family residence; Site-built on owned lot; One level (single-story); New construction
• Construction: Built as new construction
• Exterior features: Carport; Lot zoned for single family residential

Interior

• Bathrooms: 1 full bathroom
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $1,495 price doesn't fit this home's estimated sale value (~$1,980) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Recommended offer: $1k (1.5% below list) — sets the bar for market timing.
• Cap rate 1160.3% 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.
• 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); 705 active listings in the ZIP; solid renter incomes; 981 units permitted in Franklin County in 2024 (517 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10 of loan paydown is wiped out by about $45 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $419 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($1k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $1,472 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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 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?
4. 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.
5. 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.
6. 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: 122.60% ✓
• Cap rate: 1160.29%
• Cash-on-cash: 4121.43%
• DSCR: 184.38
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $1,980
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10111 Eltopia West Rd	0.00mi	2/1.0	1,980 (0%)	12mo	$1,450	$1	90

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: —
• Equity multiple: 214.83×
• Total profit: $89,508
• Equity at exit: $223

10-year hold

• IRR: —
• Equity multiple: 451.42×
• Total profit: $188,547
• Equity at exit: $129

Cash invested: $419 (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: 705
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $22/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,438

Break-even live

Break-even rent $13

Max offer price $1,495

Occupancy floor 17%

Sensitivity live

Price	-10% $1,439	-5% $1,438	+0% $1,438	+5% $1,437	+10% $1,437
Rent	-10% $1,293	-5% $1,365	+0% $1,438	+5% $1,510	+10% $1,582
Rate	-1.0pp $1,438	-0.5pp $1,438	base $1,438	+0.5pp $1,437	+1.0pp $1,437

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: $374
• Closing costs: $45
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $1,495 Active 16 DOM
2. 2026-06-17
   days on market $1,495 Active 15 DOM
3. 2026-06-16
   days on market $1,495 Active 14 DOM
4. 2026-06-15
   days on market $1,495 Active 13 DOM
5. 2026-06-14
   days on market $1,495 Active 11 DOM
6. 2026-06-13
   days on market $1,495 Active 10 DOM
7. 2026-06-10
   days on market $1,495 Active 8 DOM
8. 2026-06-09
   days on market $1,495 Active 7 DOM
9. 2026-06-08
   days on market $1,495 Active 6 DOM
10. 2026-06-07
    days on market $1,495 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $1,495 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,995
• − Mortgage interest: −$84
• − Property taxes: −$22
• − Insurance: −$7
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$43
• Taxable income: $18,319
• Est. tax owed @ 24.0%: −$4,397
• After-tax cash flow: $12,856/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 — 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

• County: Franklin County · 87,044 people
• City population: 62,989
• 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

+3.1% since first listed

4 events — show timeline

• 2026-06-02 Listed $1,495 PACMLS
• 2026-05-28 Listed for Rent $1,495 APPFOLIO
• 2025-06-12 Sold (MLS) $1,450 PACMLS
• 2025-05-13 Listed $1,450 PACMLS