9114 Ruven St · Pasco, WA 99301

$2,395

3 bd · 2.0 ba · 1,644 sqft · Townhouse public records · 7 Days on market

Built 2019 4,356 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

1641 sq ft Town home offering great location, fully landscaping. Infinity Homes spectacular finish with crown molding, granite/quartz counters, self close quality cabinets. Split bedrooms with master offering walk in closet double vanities and tile floors. Raise ceilings in great room , covered patios. Two car garage, small yards, bring your pooch. Pictures of similar unit.

Key facts

• Eat-at island
• Generous pantry
• Tiled backsplash

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• TILED BACKSPLASH
• EAT-AT ISLAND
• GENEROUS PANTRY
• EN-SUITE BATHROOM

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage
• Home design: Townhouse; Single-story (one level); New construction
• Construction: Built as part of new construction
• Exterior features: Lot measures about 4,356 square feet; Zoned single-family residential; Subdivision: SHORT PLAT

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $2,395 price doesn't fit this home's estimated sale value (~$361,680) 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 townhouse listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/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 872.9% 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); 705 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $16 of loan paydown is wiped out by about $72 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 $671 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,395

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: 92.29% ✓
• Cap rate: 872.94%
• Cash-on-cash: 3095.16%
• DSCR: 138.72
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $361,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6011 Mia Ln	0.26mi	3/2.5	1,675 (+2%)	8mo	$365,000	$218	76
9411 Vincenzo Dr	0.23mi	3/2.5	1,675 (+2%)	10mo	$380,000	$227	76
9627 Mia Ln	0.36mi	3/2.5	1,675 (+2%)	3mo	$360,000	$215	76
6020 Majestia Ln	0.24mi	3/2.5	1,683 (+2%)	13mo	$375,000	$223	72
9415 Vincenzo Dr	0.25mi	3/2.0	1,803 (+10%)	3mo	$375,000	$208	70
9419 Vincenzo Dr	0.26mi	3/2.0	1,803 (+10%)	5mo	$385,000	$214	68
9612 Mia Ln	0.31mi	3/2.0	1,803 (+10%)	6mo	$374,000	$207	65
9605 Vincenzo Dr	0.32mi	3/2.0	1,803 (+10%)	8mo	$380,000	$211	62
9621 Mia Ln #1	0.34mi	3/2.0	1,407 (-14%)	7mo	$325,000	$231	55
9906 Mia Ln	0.49mi	3/2.5	1,509 (-8%)	12mo	$343,500	$228	52
9719 Mia Ln	0.41mi	3/2.5	1,509 (-8%)	16mo	$357,900	$237	52
9816 Vincenzo Dr	0.45mi	3/2.5	1,509 (-8%)	15mo	$332,000	$220	51

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: 161.43×
• Total profit: $107,585
• Equity at exit: $357

10-year hold

• IRR: —
• Equity multiple: 339.10×
• Total profit: $226,731
• Equity at exit: $207

Cash invested: $671 (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: $2,210 high
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $36/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $1,730

Break-even live

Break-even rent $21

Max offer price $2,395

Occupancy floor 17%

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: $599
• Closing costs: $72
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5801 Road 92 Pasco, WA	3.0	2.5	1449	$2,250	$1.55	13d	4	0.03mi
9417 Vincenzo Dr Pasco, WA	3.0	3.0	1675	$2,195	$1.31	43d	1	0.28mi
9904 Mia Ln Pasco, WA	3.0	2.5	1509	$1,950	$1.29	21d	1	0.50mi
9315 Chapel Hill Blvd Pasco, WA	1.0–4.0	1.0–2.0	1015	$1,507	$1.48	13d	10	0.58mi
8011 Hudson Dr Pasco, WA	4.0	2.0	1480	$2,200	$1.49	43d	1	0.71mi
7820 Three Rivers Dr Pasco, WA	3.0	2.0	1440	$2,300	$1.60	21d	1	0.79mi
10181 Burns Rd Pasco, WA	1.0–3.0	1.0–2.0	986	$3,019	$3.06	13d	30	0.83mi
4612 Belgian Ln Pasco, WA	3.0	2.5	1984	$2,450	$1.23	13d	1	0.85mi
4519 Appaloosa Ln Pasco, WA	3.0	2.0	1616	$2,295	$1.42	21d	1	0.92mi
10305 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1045	$1,810	$1.73	13d	8	0.93mi
10518 Chinook Dr Pasco, WA	3.0	2.0	1670	$2,495	$1.49	13d	1	1.00mi
6105 Road 108 Pasco, WA	2.0	1.0–2.0	823	$2,862	$3.48	43d	88	1.01mi
10602 Burns Rd Pasco, WA	2.0–3.0	2.0	1053	$2,140	$2.03	13d	16	1.01mi
6102 Road 68 Pasco, WA	2.0–3.0	1.0–2.0	1007	$1,548	$1.54	13d	4	1.03mi
4909 Porlier Ln Pasco, WA	2.0	2.5	2200	$2,000	$0.91	43d	1	1.05mi
4903 Porlier Ln Pasco, WA	2.0	2.5	2200	$2,000	$0.91	43d	1	1.06mi
4912 Guemes Ln Pasco, WA	3.0	3.5	2200	$2,150	$0.98	21d	1	1.07mi
4119 Bond Ln Pasco, WA	3.0	2.0	1382	$2,300	$1.66	21d	1	1.15mi
7811 Babine Dr Pasco, WA	3.0	2.0	2000	$2,700	$1.35	43d	1	1.25mi
11332 Dunsmuir Dr Pasco, WA	3.0	2.0	1450	$2,400	$1.66	43d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $2,395 Active 7 DOM
2. 2026-06-17
   days on market $2,395 Active 6 DOM
3. 2026-06-16
   days on market $2,395 Active 5 DOM
4. 2026-06-15
   days on market $2,395 Active 4 DOM
5. 2026-06-14
   days on market $2,395 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $2,395 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 5/10 Major 8 d/yr ≥99°F today · 17 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: $26,525
• − Mortgage interest: −$134
• − Property taxes: −$36
• − Insurance: −$12
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$70
• Taxable income: $22,029
• Est. tax owed @ 24.0%: −$5,287
• After-tax cash flow: $15,469/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

-99.2% since first listed

3 events — show timeline

• 2026-06-11 Listed $2,395 PACMLS
• 2019-09-20 Sold (MLS) $294,850 PACMLS
• 2019-08-11 Listed $294,850 PACMLS

Property tax history

+40.5%/yr

Latest (2026): $3,299 · +3.8% YoY. Source: county tax records.