8315 Wrigley Dr · Pasco, WA 99301

$1,995

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 12 Days on market

Built 2000 8,276 sqft lot

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Why this score? — see what drove the D+ 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 +7.5/15.0
• 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

MLS# 250846 Perfect starter home located in West Pasco. This beautiful home features 3 bedrooms, 2 full bathroom, 1,092 sq ft. The back yard is fully fenced with a garden area, amped for a hot tub and a HUGE covered patio. Perfect for your family! Located in a quiet neighborhood, near shopping and dinning.

Key facts

• Extra storage
• Ensuite bathroom
• 8,276 sq ft lot

Tags

• FEATURE-FORWARD KITCHEN
• EXTRA STORAGE
• ENSUITE BATHROOM
• GLASS-ENCLOSED SHOWER
• FULLY FENCED BACKYARD
• OVERSIZED COVERED BACK PATIO

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage
• Home design: Single-family residence; Site-built on owned lot; One-story / single level; New construction
• Construction: Built as site-built construction
• Exterior features: Lot in Island Estates 3 subdivision; Lot approximately 0.19 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $1,995 price doesn't fit this home's estimated sale value (~$360,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 970.0% 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+.
• 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.
• Zoned schools: Maya Angelou Elementary (594 students, 65% FRL); Mcloughlin Middle School (1,078 students, 64% FRL); Chiawana Senior High School (2,999 students, 67% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 711 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $14 of loan paydown is wiped out by about $60 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 $559 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,995

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 102.54% ✓
• Cap rate: 970.05%
• Cash-on-cash: 3441.99%
• DSCR: 154.15
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $360,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8212 Whidbey Dr	0.18mi	3/2.0	1,096 (+0%)	1mo	$369,000	$337	90
8203 Whidbey Dr	0.21mi	3/2.0	1,092 (0%)	3mo	$371,000	$340	88
7904 Redonda Dr	0.31mi	3/2.0	1,092 (0%)	1mo	$365,000	$334	85
7611 Thetis Dr	0.42mi	3/2.0	1,092 (0%)	4mo	$355,000	$325	76
4441 Galway Ln	0.47mi	3/2.0	1,092 (0%)	5mo	$354,900	$325	74
4507 Muris Ln	0.51mi	3/2.0	1,076 (-2%)	2mo	$360,000	$335	72
5008 Oxford Ln	0.19mi	3/1.0	1,040 (-5%)	9mo	$342,550	$329	72
5320 Westminster Ln	0.27mi	3/2.0	1,176 (+8%)	7mo	$359,700	$306	68
4601 Muris Ln	0.48mi	3/2.0	1,076 (-2%)	8mo	$355,000	$330	68
5308 Westminster Ln	0.26mi	3/2.0	1,180 (+8%)	8mo	$354,900	$301	68
4311 Brahman Ln	0.75mi	3/2.0	1,076 (-2%)	2mo	$371,000	$345	61
8707 Overland Ct	0.58mi	3/2.0	1,160 (+6%)	5mo	$369,900	$319	58

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: 179.48×
• Total profit: $99,697
• Equity at exit: $297

10-year hold

• IRR: —
• Equity multiple: 377.06×
• Total profit: $210,067
• Equity at exit: $172

Cash invested: $559 (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: 711
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $30/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,602

Break-even live

Break-even rent $17

Max offer price $1,995

Occupancy floor 17%

Sensitivity live

Price	-10% $1,604	-5% $1,603	+0% $1,602	+5% $1,602	+10% $1,601
Rent	-10% $1,441	-5% $1,521	+0% $1,602	+5% $1,683	+10% $1,764
Rate	-1.0pp $1,603	-0.5pp $1,603	base $1,602	+0.5pp $1,602	+1.0pp $1,601

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: $499
• Closing costs: $60
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8011 Hudson Dr Pasco, WA	4.0	2.0	1480	$2,200	$1.49	45d	1	0.48mi
7820 Three Rivers Dr Pasco, WA	3.0	2.0	1440	$2,300	$1.60	22d	1	0.50mi
5801 Road 92 Pasco, WA	3.0	2.5	1449	$2,250	$1.55	15d	4	0.60mi
9315 Chapel Hill Blvd Pasco, WA	1.0–4.0	1.0–2.0	1015	$1,507	$1.48	15d	10	0.68mi
5651 Midland Ln Pasco, WA	2.0	1.0	782	$1,570	$2.01	22d	5	0.74mi
6102 Road 68 Pasco, WA	2.0–3.0	1.0–2.0	1007	$1,548	$1.54	15d	4	0.76mi
4119 Bond Ln Pasco, WA	3.0	2.0	1382	$2,300	$1.66	22d	1	0.77mi
6212 Road 68 Pasco, WA	2.0	2.0	953	$1,546	$1.62	15d	20	0.81mi
10305 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1045	$1,810	$1.73	15d	8	1.27mi
10181 Burns Rd Pasco, WA	1.0–3.0	1.0–2.0	986	$3,019	$3.06	15d	30	1.42mi
6626 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1191	$2,100	$1.76	15d	19	1.47mi
6405N Chapel Hill Blvd Unit N102 Pasco, WA	3.0	2.0	1262	$1,750	$1.39	45d	1	1.50mi

Listing history 14 events

1. 2026-06-02
   days on market $1,995 Active 12 DOM
2. 2026-06-01
   days on market $1,995 Active 11 DOM
3. 2026-05-31
   days on market $1,995 Active 10 DOM
4. 2026-05-30
   days on market $1,995 Active 9 DOM
5. 2026-05-21
   listed $1,995 Active
6. 2021-04-01
   soldstatus $270,500 307-char remark

   Show marketing remark (307 chars)

   MLS# 250846 Perfect starter home located in West Pasco. This beautiful home features 3 bedrooms, 2 full bathroom, 1,092 sq ft. The back yard is fully fenced with a garden area, amped for a hot tub and a HUGE covered patio. Perfect for your family! Located in a quiet neighborhood, near shopping and dinning.

7. 2021-01-09
   listed $255,000 307-char remark

   Show marketing remark (307 chars)

   MLS# 250846 Perfect starter home located in West Pasco. This beautiful home features 3 bedrooms, 2 full bathroom, 1,092 sq ft. The back yard is fully fenced with a garden area, amped for a hot tub and a HUGE covered patio. Perfect for your family! Located in a quiet neighborhood, near shopping and dinning.

8. 2009-08-28
   soldstatus $135,000
9. 2008-04-24
   soldstatus $128,900
10. 2008-04-22
    soldstatus $128,900

    Show marketing remark (302 chars)

    Better then new, 3 bedroom 2 bath with vaulted ceilings, fresh paint, french doors to the huge beautifully manicured yard. Extensive concrete patio, curbing, UGTS, fully fenced and a matching storage shed. The Hot Tub does not stay don't ask for it it's only 5 months old and is going with the sellers.

11. 2008-04-22
    soldstatus $128,900 302-char remark

    Show marketing remark (302 chars)

    Better then new, 3 bedroom 2 bath with vaulted ceilings, fresh paint, french doors to the huge beautifully manicured yard. Extensive concrete patio, curbing, UGTS, fully fenced and a matching storage shed. The Hot Tub does not stay don't ask for it it's only 5 months old and is going with the sellers.

12. 2008-02-26
    listed $128,900

    Show marketing remark (302 chars)

    Better then new, 3 bedroom 2 bath with vaulted ceilings, fresh paint, french doors to the huge beautifully manicured yard. Extensive concrete patio, curbing, UGTS, fully fenced and a matching storage shed. The Hot Tub does not stay don't ask for it it's only 5 months old and is going with the sellers.

13. 2008-02-26
    listed $128,900 302-char remark

    Show marketing remark (302 chars)

    Better then new, 3 bedroom 2 bath with vaulted ceilings, fresh paint, french doors to the huge beautifully manicured yard. Extensive concrete patio, curbing, UGTS, fully fenced and a matching storage shed. The Hot Tub does not stay don't ask for it it's only 5 months old and is going with the sellers.

14. 2002-04-30
    soldstatus $108,000

ⓘ 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 3/10 Moderate
• 🌡 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 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,547
• − Mortgage interest: −$112
• − Property taxes: −$30
• − Insurance: −$10
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$58
• Taxable income: $20,410
• Est. tax owed @ 24.0%: −$4,898
• After-tax cash flow: $14,329/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

-98.2% since first listed

10 events — show timeline

• 2026-05-21 Listed $1,995 PACMLS
• 2021-04-01 Sold (MLS) $270,500 PACMLS
• 2021-01-09 Listed $255,000 PACMLS
• 2009-08-28 Sold (Public Records) $135,000 Public Records
• 2008-04-24 Sold (Public Records) $128,900 Public Records
• 2008-04-22 Sold (MLS) $128,900 PACMLS
• 2008-04-22 Sold (MLS) $128,900 NWMLS as Distributed by MLS Grid
• 2008-02-26 Listed $128,900 PACMLS
• 2008-02-26 Listed $128,900 NWMLS as Distributed by MLS Grid
• 2002-04-30 Sold (Public Records) $108,000 Public Records

Property tax history

+5.2%/yr

Latest (2026): $3,033 · +3.8% YoY. Source: county tax records.