50 Compton Ln #51 · Richland, WA 99354

$54,900

1 bd · 1.0 ba · 520 sqft · Manufactured · 474 Days on market

Built 2021 Good condition $106/sqft · 57% above area ↓ 27% since listing

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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 +7.5/15.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 282047 HIGHLY MOTIVATED SELLER! BRING YOUR OFFER TODAY Welcome to this charming 1-bedroom 1bathroom gem in the desirable Richland Mobile Home Park! Built in 2021, this modern home offers an open concept living area and kitchen, creating a bright and inviting space perfect for comfortable living. Enjoy the community amenities, including a sparkling pool and clubhouse, while being just minutes from fantastic restaurants, shopping, and more. This is the perfect opportunity to own a beautiful, move-in-ready home in a prime location. Don't wait-call your realtor today to schedule a tour and make this home yours!

Key facts

• Clubhouse
• Community amenities
• Prime location

Tags

• OPEN CONCEPT LIVING AREA
• COMMUNITY AMENITIES
• CLUBHOUSE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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.
• Richland School District (urban): math 52% / reading 64% proficiency, ranked #61 of 291 in WA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 129 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 18% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Benton County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 474 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 474 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.46% ✓
• Cap rate: 21.36%
• Cash-on-cash: 53.80%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (median comp): $35,062
• List price: $54,900
• Delta: 56.58%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Cosmic Ln	0.02mi	1/1.0	546 (+5%)	13mo	$45,000	$82	80

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 3.07×
• Total profit: $31,852
• Equity at exit: $8,186

10-year hold

• IRR: 53.8%
• Equity multiple: 5.68×
• Total profit: $71,959
• Equity at exit: $4,747

Cash invested: $15,372 (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 99354

• Rents YoY: 0.6%
• Active inventory: 129
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $689

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 44%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Stevens Dr Richland, WA	1.0–2.0	1.0	816	$1,150	$1.41	21d	23	1.10mi
2894 Salk Ave Richland, WA	1.0–2.0	1.0–2.0	792	$1,412	$1.78	13d	19	1.27mi
1872 Alder Ave Unit A Richland, WA	2.0	2.0	668	$1,795	$2.69	13d	1	1.34mi
200 Waldron St Richland, WA	2.0	1.0	675	$1,335	$1.98	21d	2	1.43mi
227 University Dr Richland, WA	1.0–4.0	1.0–3.0	982	$605	$0.62	13d	72	1.46mi

Listing history 20 events

1. 2026-06-17
   days on market $54,900 Active 474 DOM
2. 2026-06-16
   days on market $54,900 Active 473 DOM
3. 2026-06-15
   days on market $54,900 Active 472 DOM
4. 2026-06-14
   days on market $54,900 Active 470 DOM
5. 2026-06-13
   days on market $54,900 Active 469 DOM
6. 2026-06-10
   days on market $54,900 Active 467 DOM
7. 2026-06-09
   days on market $54,900 Active 466 DOM
8. 2026-06-08
   days on market $54,900 Active 465 DOM
9. 2026-06-07
   days on market $54,900 Active 464 DOM
10. 2026-06-05
    days on market $54,900 Active 461 DOM
11. 2026-06-03
    days on market $54,900 Active 460 DOM
12. 2026-06-02
    days on market $54,900 Active 459 DOM
13. 2026-06-01
    days on market $54,900 Active 458 DOM
14. 2026-05-31
    days on market $54,900 Active 457 DOM
15. 2026-05-30
    days on market $54,900 Active 456 DOM
16. 2026-01-01
    price $54,900 619-char remark

    Show marketing remark (619 chars)

    MLS# 282047 HIGHLY MOTIVATED SELLER! BRING YOUR OFFER TODAY Welcome to this charming 1-bedroom 1bathroom gem in the desirable Richland Mobile Home Park! Built in 2021, this modern home offers an open concept living area and kitchen, creating a bright and inviting space perfect for comfortable living. Enjoy the community amenities, including a sparkling pool and clubhouse, while being just minutes from fantastic restaurants, shopping, and more. This is the perfect opportunity to own a beautiful, move-in-ready home in a prime location. Don't wait-call your realtor today to schedule a tour and make this home yours!

17. 2025-10-23
    price $59,900 619-char remark

    Show marketing remark (619 chars)

    MLS# 282047 HIGHLY MOTIVATED SELLER! BRING YOUR OFFER TODAY Welcome to this charming 1-bedroom 1bathroom gem in the desirable Richland Mobile Home Park! Built in 2021, this modern home offers an open concept living area and kitchen, creating a bright and inviting space perfect for comfortable living. Enjoy the community amenities, including a sparkling pool and clubhouse, while being just minutes from fantastic restaurants, shopping, and more. This is the perfect opportunity to own a beautiful, move-in-ready home in a prime location. Don't wait-call your realtor today to schedule a tour and make this home yours!

18. 2025-05-30
    price $64,900 619-char remark

    Show marketing remark (619 chars)

    MLS# 282047 HIGHLY MOTIVATED SELLER! BRING YOUR OFFER TODAY Welcome to this charming 1-bedroom 1bathroom gem in the desirable Richland Mobile Home Park! Built in 2021, this modern home offers an open concept living area and kitchen, creating a bright and inviting space perfect for comfortable living. Enjoy the community amenities, including a sparkling pool and clubhouse, while being just minutes from fantastic restaurants, shopping, and more. This is the perfect opportunity to own a beautiful, move-in-ready home in a prime location. Don't wait-call your realtor today to schedule a tour and make this home yours!

19. 2025-03-28
    price $69,900 619-char remark

    Show marketing remark (619 chars)

    MLS# 282047 HIGHLY MOTIVATED SELLER! BRING YOUR OFFER TODAY Welcome to this charming 1-bedroom 1bathroom gem in the desirable Richland Mobile Home Park! Built in 2021, this modern home offers an open concept living area and kitchen, creating a bright and inviting space perfect for comfortable living. Enjoy the community amenities, including a sparkling pool and clubhouse, while being just minutes from fantastic restaurants, shopping, and more. This is the perfect opportunity to own a beautiful, move-in-ready home in a prime location. Don't wait-call your realtor today to schedule a tour and make this home yours!

20. 2025-02-28
    listed $75,000 Active 619-char remark

    Show marketing remark (619 chars)

    MLS# 282047 HIGHLY MOTIVATED SELLER! BRING YOUR OFFER TODAY Welcome to this charming 1-bedroom 1bathroom gem in the desirable Richland Mobile Home Park! Built in 2021, this modern home offers an open concept living area and kitchen, creating a bright and inviting space perfect for comfortable living. Enjoy the community amenities, including a sparkling pool and clubhouse, while being just minutes from fantastic restaurants, shopping, and more. This is the perfect opportunity to own a beautiful, move-in-ready home in a prime location. Don't wait-call your realtor today to schedule a tour and make this home yours!

ⓘ 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 5/10 Major
• 🌡 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 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,231
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$1,597
• Taxable income: $7,864
• Est. tax owed @ 24.0%: −$1,887
• After-tax cash flow: $6,382/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 · 6 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home in Richland Mobile Home Park offers a good condition with a modern kitchen and bathroom. It's located in a desirable area with community amenities.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace the ceiling fan — Improves air circulation and aesthetics
• Both Install new flooring in the bathroom — Improves functionality and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the ceiling fan — Improves air circulation and aesthetics ↑
• Both Install new flooring in the bathroom — Improves functionality and resale value ↑

ⓘ 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: Richland School District
• NCES district ID: 5307320
• Math proficiency: 52% ▬ 0.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $70,475
• Composite: 53.04/100
• National rank: #3244
• State rank: #61 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

• Census place: Richland, WA
• County: Benton County · 186,895 people
• City population: 62,989
• Metro: Kennewick-Richland, WA
• Population (ZIP): 25,559
• Household income: $91,933
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 545.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 219,421 people
• By 2030: 233,813 · +6.6%
• By 2040: 262,134 · +19.5%
• By 2050: 290,100 · +32.2%
• By 2075: 363,525 · +65.7%
• By 2100: 418,667 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 1% Chinese 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+21.9) · D 37.7% · R 59.6% · Other 2.7%
• 2008→2024 swing: +4.2pp toward D · 2008: -26.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+21.0 2016: R+26.6 2012: R+27.0 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -353.00%
• Current HPI: 235.9082
• Rent YoY: ▲ 0.62%
• 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

-26.8% since first listed

5 events — show timeline

• 2026-01-01 Price Changed $54,900 PACMLS
• 2025-10-23 Price Changed $59,900 PACMLS
• 2025-05-30 Price Changed $64,900 PACMLS
• 2025-03-28 Price Changed $69,900 PACMLS
• 2025-02-28 Listed $75,000 PACMLS