1666 Cactus Loop · Richland, WA 99352

$2,150

4 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 9 Days on market

Built 2014 6,098 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
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS#272237 FOR RENT: 3 bedroom, 2 bathroom rambler in South Richland with all new hard surface Luxury Vinyl plank, and new paint, no carpet in this one. Near shopping & dining. Fridge provided, w/ d hookup. Vacant and ready for immediate move in. no pets, no smoking please

Key facts

• Near dining
• Fresh paint
• Near shopping

Tags

• LUXURY VINYL PLANK
• FRESH PAINT
• NEAR SHOPPING
• NEAR DINING
• KITCHEN APPLIANCES PROVIDED
• W D HOOKUP

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage
• Utilities: UGS timed irrigation
• Home design: Single-family residence; One story; New construction; Site-built on owned lot
• Construction: No basement
• Exterior features: Irrigation with timed underground system; Subdivision: BELLERIVE SPRNG; Zoned for single family residential

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range; Oven
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Electric heating; Forced air heating; Heat pump
• Interior features: Breakfast bar; Walk-in closet(s); Vaulted ceilings

🏷️ Possibly a rental listed for sale. The $2,150 price doesn't fit this home's estimated sale value (~$387,840) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/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 1052.7% vs local median 2.9% 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 rising (+1.6%/yr); 544 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,532 units permitted in Benton County in 2024 (389 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 $64 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 + 1.6% rent growth), your $602 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $2,150

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 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?
3. 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?
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: 111.25% ✓
• Cap rate: 1052.65%
• Cash-on-cash: 3737.00%
• DSCR: 167.28
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $387,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1606 Amon Dr	0.31mi	4/2.0	1,556 (+3%)	8mo	$415,000	$267	74
1642 Cactus Loop	0.06mi	3/2.0 (-1)	1,329 (-12%)	3mo	$360,000	$271	69
1641 Foxglove Ave	0.15mi	3/2.0 (-1)	1,381 (-9%)	8mo	$410,000	$297	67
532 Wisteria St	0.13mi	3/2.0 (-1)	1,366 (-10%)	8mo	$379,000	$277	66
1616 Cactus Loop	0.09mi	3/2.0 (-1)	1,325 (-12%)	8mo	$2,000	$2	63
322 Wenas Ct	0.41mi	3/2.0 (-1)	1,621 (+7%)	6mo	$399,999	$247	59
154 Bremmer St	0.31mi	3/2.5 (-1)	1,728 (+14%)	1mo	$442,500	$256	54
8722 W Bonnie Ave	0.68mi	3/2.0 (-1)	1,586 (+5%)	2mo	$310,000	$195	54
8700 W Bonnie Ave	0.70mi	3/2.0 (-1)	1,601 (+6%)	5mo	$400,000	$250	49
2301 Michael Ave	0.64mi	3/2.0 (-1)	1,675 (+11%)	2mo	$365,000	$218	46
8906 W Canyon Pl	0.61mi	3/2.0 (-1)	1,670 (+10%)	6mo	$398,000	$238	44
8924 W Skagit Ave	0.70mi	3/2.0 (-1)	1,615 (+7%)	8mo	$437,000	$271	44

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 193.30×
• Total profit: $115,767
• Equity at exit: $321

10-year hold

• IRR: —
• Equity multiple: 402.07×
• Total profit: $241,447
• Equity at exit: $186

Cash invested: $602 (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 99352

• Rents YoY: 1.6%
• Active inventory: 544
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$11
• Tax est. 1.5%: −$3 /mo · $32/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $1,875

Break-even live

Break-even rent $19

Max offer price $2,150

Occupancy floor 17%

Sensitivity live

Price	-10% $1,876	-5% $1,875	+0% $1,875	+5% $1,874	+10% $1,873
Rent	-10% $1,686	-5% $1,780	+0% $1,875	+5% $1,969	+10% $2,064
Rate	-1.0pp $1,876	-0.5pp $1,875	base $1,875	+0.5pp $1,874	+1.0pp $1,874

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: $538
• Closing costs: $64
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1653 Larkspur Dr Richland, WA	3.0	2.0	1608	$2,295	$1.43	22d	1	0.12mi
250 Gage Blvd Richland, WA	1.0–3.0	1.0–2.0	1012	$2,080	$2.06	15d	10	0.23mi
1506 Cimarron Ave Richland, WA	3.0	2.0	1500	$2,095	$1.40	45d	1	0.42mi
406 W Canyon Ave Kennewick, WA	4.0	2.5	2050	$2,750	$1.34	22d	1	0.78mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	45d	1	1.08mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	15d	9	1.17mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	45d	1	1.27mi

Listing history 11 events

1. 2026-05-18
   listed $2,150 Active
2. 2023-12-01
   soldstatus $1,950 Closed 279-char remark

   Show marketing remark (279 chars)

   MLS#272237 FOR RENT: 3 bedroom, 2 bathroom rambler in South Richland with all new hard surface Luxury Vinyl plank, and new paint, no carpet in this one. Near shopping & dining. Fridge provided, w/ d hookup. Vacant and ready for immediate move in. no pets, no smoking please

3. 2023-11-02
   listed $1,950 Active 279-char remark

   Show marketing remark (279 chars)

   MLS#272237 FOR RENT: 3 bedroom, 2 bathroom rambler in South Richland with all new hard surface Luxury Vinyl plank, and new paint, no carpet in this one. Near shopping & dining. Fridge provided, w/ d hookup. Vacant and ready for immediate move in. no pets, no smoking please

4. 2017-03-22
   soldstatus $1,450 171-char remark

   Show marketing remark (171 chars)

   FOR RENT: 3 bedroom, 2 bathroom rambler in South Richland. Near shopping & dining. Fridge provided, w/ d hookup. Tenant occupied, please allow 24 hours for showings.

5. 2017-03-09
   listed $1,450 171-char remark

   Show marketing remark (171 chars)

   FOR RENT: 3 bedroom, 2 bathroom rambler in South Richland. Near shopping & dining. Fridge provided, w/ d hookup. Tenant occupied, please allow 24 hours for showings.

6. 2015-02-23
   soldstatus $1,350
7. 2015-02-09
   listed $1,350
8. 2014-06-30
   soldstatus $168,500
9. 2014-06-24
   soldstatus $1,350
10. 2014-06-06
    listed $1,350
11. 2013-07-24
    listed $172,900

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,703
• − Mortgage interest: −$120
• − Property taxes: −$32
• − Insurance: −$11
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$63
• Taxable income: $23,884
• Est. tax owed @ 24.0%: −$5,732
• After-tax cash flow: $16,765/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: 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): 37,430
• Household income: $100,108
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 983.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 10% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Portuguese 4% Slovak 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 3% Korean 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: ▼ -323.81%
• Current HPI: 217.3435
• Rent YoY: ▲ 1.60%
• 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

-98.8% since first listed

11 events — show timeline

• 2026-05-18 Listed $2,150 PACMLS
• 2023-12-01 Sold (MLS) $1,950 PACMLS
• 2023-11-02 Listed $1,950 PACMLS
• 2017-03-22 Sold (MLS) $1,450 PACMLS
• 2017-03-09 Listed $1,450 PACMLS
• 2015-02-23 Sold (MLS) $1,350 PACMLS
• 2015-02-09 Listed $1,350 PACMLS
• 2014-06-30 Sold (MLS) $168,500 PACMLS
• 2014-06-24 Sold (MLS) $1,350 PACMLS
• 2014-06-06 Listed $1,350 PACMLS
• 2013-07-24 Listed $172,900 PACMLS

Property tax history

+10.7%/yr

Latest (2026): $3,444 · +1.6% YoY. Source: county tax records.