1350 Rohman Dr · Prosser, WA 99350

$599,900

6 bd · 4.0 ba · 4,270 sqft · MultiFamily public records · 97 Days on market

Built 2001 0.46 ac lot $140/sqft · 10% above area Est $639k · 6% under

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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 +11.9/30.0
• ARV discount +10.3/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

MLS# 290888 Well-maintained and large duplexes with daylight basements! Tucked up against the hills south of Prosser, this duplex has few neighbors and a serene view. Large open kitchen, ample bedrooms upstairs, large living/dining area and lots of additional space downstairs. Both units have a trex deck patio over looking the hills and views of Prosser. One unit has a small unfinished area that could be converted to another bedroom or additional storage. The other unit has 2 additional bedrooms down stairs and plenty of room for everyone. Each unit has a walk-out basement enterance as well as interior stair access. These homes are renter-occupied so please do not disturb the tenants. Call your Realtor today to arrange a showing!

Key facts

• Trex deck patio
• Daylight basements
• 0.46 acre lot

Tags

• DAYLIGHT BASEMENTS
• TREX DECK PATIO
• WALK-OUT BASEMENT ENTRANCE

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/3.0-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative. Per door: $-76/mo.
• To cash-flow at today's rent, offer at most $573k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $474k (20.9% below list).
• Recommended offer: $474k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.7% in Prosser — 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 80/100 on livability (#91 in WA, #1,785 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+, employment D.
• Prosser School District (town): math 36% / reading 46% proficiency, ranked #208 of 291 in WA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Keene-Riverview Elementary (392 students, 82% FRL); Housel Middle School (576 students, 83% FRL); Prosser High School (834 students, 81% FRL) — zoned schools average 82% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 233 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $18k 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($546k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $222k; list at $600k implies a 170% gain — meaningful room to come down on a strong offer.

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 $474,400 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $639,089
• List price: $599,900
• Delta: -6.13%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-107,008
• Equity at exit: $89,447

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-106,017
• Equity at exit: $51,868

Cash invested: $167,972 (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 99350

• Home prices YoY: -31.6%
• Active inventory: 233
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $4,744 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$504 /mo · $6,054/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$996
• Net cashflow: $-153

Break-even live

Break-even rent $4,937

Max offer price $572,943

Occupancy floor 98%

Sensitivity live

Price	-10% $187	-5% $17	+0% $-153	+5% $-322	+10% $-492
Rent	-10% $-527	-5% $-340	+0% $-153	+5% $35	+10% $222
Rate	-1.0pp $150	-0.5pp $0	base $-153	+0.5pp $-308	+1.0pp $-466

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	3	$4,744
Total (2 units)			$4,744

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   status $599,900 Pending 97 DOM
2. 2026-06-18
   days on market $599,900 Active 97 DOM
3. 2026-06-17
   days on market $599,900 Active 96 DOM
4. 2026-06-16
   days on market $599,900 Active 95 DOM
5. 2026-06-15
   days on market $599,900 Active 94 DOM
6. 2026-06-15
   days on market $599,900 Active 93 DOM
7. 2026-06-13
   days on market $599,900 Active 92 DOM
8. 2026-06-12
   days on market $599,900 Active 91 DOM
9. 2026-06-09
   days on market $599,900 Active 88 DOM
10. 2026-06-08
    days on market $599,900 Active 87 DOM
11. 2026-06-08
    days on market $599,900 Active 86 DOM
12. 2026-06-07
    days on market $599,900 Active 85 DOM
13. 2026-06-03
    days on market $599,900 Active 82 DOM
14. 2026-06-02
    days on market $599,900 Active 81 DOM
15. 2026-06-01
    days on market $599,900 Active 80 DOM
16. 2026-05-31
    days on market $599,900 Active 79 DOM
17. 2026-05-12
    status Active 739-char remark

    Show marketing remark (739 chars)

    MLS# 290888 Well-maintained and large duplexes with daylight basements! Tucked up against the hills south of Prosser, this duplex has few neighbors and a serene view. Large open kitchen, ample bedrooms upstairs, large living/dining area and lots of additional space downstairs. Both units have a trex deck patio over looking the hills and views of Prosser. One unit has a small unfinished area that could be converted to another bedroom or additional storage. The other unit has 2 additional bedrooms down stairs and plenty of room for everyone. Each unit has a walk-out basement enterance as well as interior stair access. These homes are renter-occupied so please do not disturb the tenants. Call your Realtor today to arrange a showing!

18. 2026-05-02
    status Pending 739-char remark

    Show marketing remark (739 chars)

    MLS# 290888 Well-maintained and large duplexes with daylight basements! Tucked up against the hills south of Prosser, this duplex has few neighbors and a serene view. Large open kitchen, ample bedrooms upstairs, large living/dining area and lots of additional space downstairs. Both units have a trex deck patio over looking the hills and views of Prosser. One unit has a small unfinished area that could be converted to another bedroom or additional storage. The other unit has 2 additional bedrooms down stairs and plenty of room for everyone. Each unit has a walk-out basement enterance as well as interior stair access. These homes are renter-occupied so please do not disturb the tenants. Call your Realtor today to arrange a showing!

19. 2026-03-02
    listed $599,900 Active 739-char remark

    Show marketing remark (739 chars)

    MLS# 290888 Well-maintained and large duplexes with daylight basements! Tucked up against the hills south of Prosser, this duplex has few neighbors and a serene view. Large open kitchen, ample bedrooms upstairs, large living/dining area and lots of additional space downstairs. Both units have a trex deck patio over looking the hills and views of Prosser. One unit has a small unfinished area that could be converted to another bedroom or additional storage. The other unit has 2 additional bedrooms down stairs and plenty of room for everyone. Each unit has a walk-out basement enterance as well as interior stair access. These homes are renter-occupied so please do not disturb the tenants. Call your Realtor today to arrange a showing!

20. 2006-02-28
    soldstatus $221,900

ⓘ 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: $6,054 · $504/mo
• Projected year-2 tax: $6,054 · $504/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,928
• − Mortgage interest: −$33,604
• − Property taxes: −$6,054
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,554
• − Management: −$4,554
• − Depreciation: −$17,452
• Taxable loss: −$12,289
• Est. tax savings @ 24.0%: +$2,949
• After-tax cash flow: $1,118/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: Prosser School District
• NCES district ID: 5306900
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $52,089
• Composite: 37.89/100
• National rank: #8699
• State rank: #208 of 291 in WA

Livability — Prosser

• Score: 80/100
• State rank: #91
• US rank: #1785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prosser, WA
• Population (ZIP): 14,278

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

• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 3% Iranian 3% Slovak 2%
• Foreign-born: 15% · Canada
• Languages at home: 64% English-only · Spanish 34% Other Asian/Pacific 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: ▼ -118.73%
• Current HPI: 256.9999
• Rent YoY: —
• Metro: —
• 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

+170.3% since first listed

4 events — show timeline

• 2026-05-12 Relisted — PACMLS
• 2026-05-02 Pending — PACMLS
• 2026-03-02 Listed $599,900 PACMLS
• 2006-02-28 Sold (Public Records) $221,900 Public Records

Property tax history

+6.5%/yr

Latest (2026): $6,054 · -2.6% YoY. Source: county tax records.