6750 Desert View Dr · West Richland, WA 99353

$155,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 40 Days on market

Built 1992 $110/sqft · 32% above area Est $118k · 32% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Modern Living in West Richland!Welcome to this beautifully renovated home located in the desirable Desert View Manufactured Home Community. This 3-bedroom, 2-bathroom residence has been meticulously updated, offering a fresh, modern aesthetic and move-in-ready convenience. Property Highlights:Fully Renovated Interior: Enjoy a bright and open floor plan featuring stylish new flooring and contemporary finishes throughout. Chef’s Kitchen: The heart of the home boasts a suite of brand-new appliances, including a refrigerator, stove, and microwave, complemented by sleek cabinetry and ample counter space. Ultimate Convenience: Forget the laundromat—this home comes equipped with a bran

Key facts

• Chef's kitchen
• 2 parking spots
• Community pool

Tags

• FULLY RENOVATED INTERIOR
• CHEF'S KITCHEN
• BRAND NEW WASHER AND DRYER
• QUIET DESERT VIEW COMMUNITY

Property features AI

Finance

• Other: Calculated living area approximately 1,404 square feet; On market date: May 9, 2026
• Financial info: Listing terms: Cash; Annual taxes listed (buyer to verify)
• HOA & community: Located in Desert View park; Park amenities include clubhouse, exercise room, playground, pool, and RV parking; Manufactured home park approved for sale; Land lease of $675

Exterior

• Parking: 2 open/uncovered parking spaces
• Utilities: Electric power
• Home design: Manufactured double-wide home; Single-story
• Construction: Manufactured house (double wide); Mobile home remains
• Exterior features: Corner lot; Paved lot

Interior

• Kitchen: Includes dishwasher, microwave, refrigerator, and stove/range
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air conditioning
• Interior features: Dishwasher; Dryer; Microwave; Refrigerator; Stove/Range; Washer
• Laundry & utility: Washer and dryer included; Electric energy source

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.2% in West 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 71/100 on livability (#236 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute 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: 243 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 1.36% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.65%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

• ARV (median comp): $117,853
• List price: $155,000
• Delta: 31.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 James St	0.16mi	3/2.0	1,440 (+3%)	2mo	$159,000	$110	86
6511 James St	0.15mi	3/2.0	1,536 (+9%)	3mo	$140,000	$91	75
104 N 68th Ave	0.06mi	3/2.0	1,248 (-11%)	6mo	$100,000	$80	74
6806 James St	0.17mi	3/2.0	1,269 (-10%)	6mo	$95,000	$75	71
6228 Meyers St	0.26mi	3/2.0	1,296 (-8%)	13mo	$130,150	$100	64
6755 Desert View Dr	0.04mi	3/2.0	1,560 (+11%)	24mo	$140,000	$90	60
6501 James St	0.18mi	3/2.0	1,560 (+11%)	19mo	$90,000	$58	57
6200 James St	0.33mi	3/2.0	1,568 (+12%)	11mo	$160,000	$102	56
6502 James St	0.19mi	2/2.0 (-1)	1,500 (+7%)	22mo	$105,000	$70	56
103 N 62nd Ave	0.29mi	3/2.0	1,512 (+8%)	23mo	$139,000	$92	55
6705 Haag St	0.11mi	2/2.0 (-1)	1,247 (-11%)	23mo	$85,000	$68	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.52×
• Total profit: $22,377
• Equity at exit: $23,111

10-year hold

• IRR: 21.8%
• Equity multiple: 2.85×
• Total profit: $80,461
• Equity at exit: $13,402

Cash invested: $43,400 (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 99353

• Active inventory: 243
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$813
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $747

Break-even live

Break-even rent $1,156

Max offer price $155,000

Occupancy floor 59%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
859 Duke Ln West Richland, WA	3.0	2.5	1472	$2,095	$1.42	14d	1	0.78mi
977 Creer Way Unit D-112 West Richland, WA	3.0	2.5	1233	$2,095	$1.70	14d	1	0.86mi
977 Creer Way Unit D-111 West Richland, WA	3.0	2.5	1233	$1,995	$1.62	21d	1	0.86mi
870 Walton Pl West Richland, WA	2.0	2.0	919	$1,495	$1.63	14d	1	0.87mi
7850 Paradise Way West Richland, WA	2.0	2.0	929	$1,500	$1.61	14d	4	1.00mi
8000 Paradise Way West Richland, WA	2.0	2.0	924	$1,575	$1.70	14d	2	1.04mi
8152 Paradise Way West Richland, WA	2.0–3.0	2.0–2.5	1262	$2,595	$2.06	14d	7	1.15mi

Listing history 17 events

1. 2026-06-18
   days on market $155,000 Active 40 DOM
2. 2026-06-17
   days on market $155,000 Active 39 DOM
3. 2026-06-16
   days on market $155,000 Active 38 DOM
4. 2026-06-15
   days on market $155,000 Active 37 DOM
5. 2026-06-14
   days on market $155,000 Active 35 DOM
6. 2026-06-13
   days on market $155,000 Active 34 DOM
7. 2026-06-10
   days on market $155,000 Active 32 DOM
8. 2026-06-09
   days on market $155,000 Active 31 DOM
9. 2026-06-08
   days on market $155,000 Active 30 DOM
10. 2026-06-07
    days on market $155,000 Active 29 DOM
11. 2026-06-05
    days on market $155,000 Active 26 DOM
12. 2026-06-03
    days on market $155,000 Active 25 DOM
13. 2026-06-02
    days on market $155,000 Active 24 DOM
14. 2026-06-01
    days on market $155,000 Active 23 DOM
15. 2026-05-31
    days on market $155,000 Active 22 DOM
16. 2026-05-30
    days on market $155,000 Active 21 DOM
17. 2026-05-09
    listed $155,000 Active

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$1,088/yr (+$91/mo · 252.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,216
• − Mortgage interest: −$8,682
• − Property taxes: −$431
• − Insurance: −$775
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$4,509
• Taxable income: $6,784
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $7,333/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 — West Richland

• Score: 71/100
• State rank: #236
• US rank: #7220

Category grades

Amenities F Commute F Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety D- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Richland, WA
• County: Benton County · 186,895 people
• City population: 19,251
• Metro: Kennewick-Richland, WA
• Population (ZIP): 19,251
• Household income: $121,845
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 254.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 10% Other Asian/Pacific 1% Arabic 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: ▼ -218.63%
• Current HPI: 239.5096
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-09 Listed $155,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2026): $431 · -44.6% YoY. Source: county tax records.