3517 Road 84 Unit 128E · Pasco, WA 99301

$74,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 26 Days on market

Built 1981 Good condition Est $72k · at est.

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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 +6.3/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful living in a 55+ mobile home park setting. This home has been updated with new flooring throughout. Vaulted ceilings give the home a large and open feel. Master bedroom has a large walk-in closet. Park is located in quiet area, surrounded by large shady trees. Water, sewer and trash all included in the low $485/mo. space rent. Small pets allowed with approval. Approved tenant application must be included with all offers. Application fee is $54.

Key facts

• Front and back decks
• Large walk-in closet
• Mature shade trees

Tags

• CORNER LOT
• MATURE SHADE TREES
• DEDICATED LAUNDRY ROOM
• BREAKFAST BAR
• LARGE WALK-IN CLOSET
• FRONT AND BACK DECKS

Property features AI

Finance

• Other: Property listed as residential manufactured home on a rented lot; Make: Fuqua Timberland

Exterior

• Parking: No garage
• Utilities: Public water; Electric on property; Electricity connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; New construction
• Construction: Composition roof; Block foundation; Built on crawl space
• Exterior features: Deck; Partial fencing; Shed(s); Corner lot; Paved road access; Private road frontage; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Range / Oven; Microwave; Refrigerator; Laminate counters; Breakfast bar; Pantry
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Laminate
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Heat pump; Electric heating; Has cooling
• Interior features: Breakfast bar; Walk-in closet(s); Pantry; Laminate countertops; Vaulted ceilings; Double-pane windows; Window coverings
• Laundry & utility: In-unit laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.9% 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; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $47k; list at $74k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,890 (1.5% below list)

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. 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: 2.31% ✓
• Cap rate: 20.90%
• Cash-on-cash: 52.17%
• DSCR: 3.32
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $72,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3517 Road 84, #120j	0.00mi	2/2.0	1,056 (+10%)	1mo	$79,000	$75	78

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: 49.0%
• Equity multiple: 3.11×
• Total profit: $43,651
• Equity at exit: $11,034

10-year hold

• IRR: 54.1%
• Equity multiple: 6.06×
• Total profit: $104,927
• Equity at exit: $6,398

Cash invested: $20,720 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$388
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $901

Break-even live

Break-even rent $567

Max offer price $74,000

Occupancy floor 42%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9315 Chapel Hill Blvd Pasco, WA	1.0–4.0	1.0–2.0	1015	$1,307	$1.29	14d	10	1.00mi
6701 W Argent Rd Pasco, WA	1.0–2.0	1.0–2.0	1014	$1,795	$1.77	21d	3	1.03mi
6626 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1191	$1,800	$1.51	14d	19	1.07mi
6405H Chapel Hill Blvd Unit H201 Pasco, WA	2.0	2.0	960	$1,751	$1.82	44d	1	1.23mi
6405H Chapel Hill Blvd Unit H103 Pasco, WA	2.0	2.0	1007	$1,794	$1.78	44d	1	1.23mi
5651 Midland Ln Pasco, WA	2.0	1.0	782	$1,570	$2.01	21d	5	1.42mi
6305 Chapel Hill Blvd Unit D102 Pasco, WA	2.0	2.0	938	$1,686	$1.80	21d	1	1.43mi
10305 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1045	$1,588	$1.52	14d	8	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $74,000 Active 26 DOM
2. 2026-06-17
   days on market $74,000 Active 25 DOM
3. 2026-06-16
   days on market $74,000 Active 24 DOM
4. 2026-06-15
   days on market $74,000 Active 23 DOM
5. 2026-06-14
   days on market $74,000 Active 21 DOM
6. 2026-06-13
   days on market $74,000 Active 20 DOM
7. 2026-06-10
   days on market $74,000 Active 18 DOM
8. 2026-06-09
   days on market $74,000 Active 17 DOM
9. 2026-06-08
   days on market $74,000 Active 16 DOM
10. 2026-06-07
    days on market $74,000 Active 15 DOM
11. 2026-06-02
    days on market $74,000 Active 10 DOM
12. 2026-06-01
    days on market $74,000 Active 9 DOM
13. 2026-05-31
    days on market $74,000 Active 8 DOM
14. 2026-05-30
    days on market $74,000 Active 7 DOM
15. 2026-05-23
    listed $74,000 Active
16. 2019-10-04
    soldstatus $47,400 456-char remark

    Show marketing remark (456 chars)

    Peaceful living in a 55+ mobile home park setting. This home has been updated with new flooring throughout. Vaulted ceilings give the home a large and open feel. Master bedroom has a large walk-in closet. Park is located in quiet area, surrounded by large shady trees. Water, sewer and trash all included in the low $485/mo. space rent. Small pets allowed with approval. Approved tenant application must be included with all offers. Application fee is $54.

17. 2019-06-13
    listed $45,900 456-char remark

    Show marketing remark (456 chars)

    Peaceful living in a 55+ mobile home park setting. This home has been updated with new flooring throughout. Vaulted ceilings give the home a large and open feel. Master bedroom has a large walk-in closet. Park is located in quiet area, surrounded by large shady trees. Water, sewer and trash all included in the low $485/mo. space rent. Small pets allowed with approval. Approved tenant application must be included with all offers. Application fee is $54.

18. 2016-01-11
    listed $6,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $725 · $60/mo
• Expected delta: +$375/yr (+$31/mo · 107.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 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: $20,489
• − Mortgage interest: −$4,145
• − Property taxes: −$350
• − Insurance: −$370
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$2,153
• Taxable income: $10,193
• Est. tax owed @ 24.0%: −$2,446
• After-tax cash flow: $8,363/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home offers a good condition with updated features and a good curb appeal. Minor updates to the kitchen and bathrooms would significantly enhance its resale and rental value.

Value-add opportunities

• Resale update countertops and backsplash in kitchen — modernizes kitchen and adds value
• Both install new lighting fixtures — enhances curb appeal and interior ambiance
• Resale install new flooring in bathrooms — improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale update countertops and backsplash in kitchen — modernizes kitchen and adds value ↑
• Both install new lighting fixtures — enhances curb appeal and interior ambiance ↑
• Resale install new flooring in bathrooms — improves aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1133.3% since first listed

4 events — show timeline

• 2026-05-23 Listed $74,000 PACMLS
• 2019-10-04 Sold (MLS) $47,400 PACMLS
• 2019-06-13 Listed $45,900 PACMLS
• 2016-01-11 Listed $6,000 PACMLS

Property tax history

+7.9%/yr

Latest (2026): $350 · +3.8% YoY. Source: county tax records.