3517 N Road 84 Unit 110c Unit 110C · Pasco, WA 99301

$124,900

4 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 59 Days on market

Built 2023 Good condition $77/sqft · 13% below area Est $106k · 18% over ↓ 27% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 292280 55+ community living at its finest. Step into your next chapter with this beautifully maintained manufactured home built in 2023 and still showing in like-new condition. Offering 4 bedrooms and 2 bathrooms, the layout is thoughtfully designed to provide both everyday comfort and functional living spaces for gathering. Located in a desirable 55+ community in west Pasco, this home offers a peaceful setting with convenient access to shopping, nearby parks, and the Columbia River-all just minutes away. Inside, you'll find a welcoming floor plan with attention to detail throughout. The home feels open yet comfortable, creating an easy flow for daily living. The low-maintenance yard lets you spend more time enjoying life, while the large storage shed offers extra space for tools, seasonal items, or hobbies. Only one family has called this home theirs, and it has been meticulously cared for—showing in outstanding condition throughout. Priced to sell. A quieter lifestyle, this property offers a strong balance of comfort, condition, and location. Schedule your private showing and see the opportunity for yourself.

Key facts

• Low maintenance yard
• Manufactured home
• Convenient access

Tags

• MANUFACTURED HOME
• PEACEFUL SETTING
• CONVENIENT ACCESS
• LARGE STORAGE SHED
• LOW MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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; 14 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).
• This rent runs 32% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 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?
4. 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?
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: 1.87% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.25%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

• ARV (median comp): $105,930
• List price: $124,900
• Delta: 17.91%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3517 Road 84 Space 130b Unit 130B	0.00mi	4/2.0	1,404 (-13%)	12mo	$105,500	$75	68
3517 Road 84, 122j	0.00mi	3/2.0 (-1)	1,440 (-11%)	10mo	$124,000	$86	68

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: 30.9%
• Equity multiple: 2.28×
• Total profit: $44,678
• Equity at exit: $18,623

10-year hold

• IRR: 37.5%
• Equity multiple: 4.32×
• Total profit: $116,045
• Equity at exit: $10,799

Cash invested: $34,972 (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 99301

• Rents YoY: 2.0%
• Active inventory: 705
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$655
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,056

Break-even live

Break-even rent $998

Max offer price $124,900

Occupancy floor 50%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4119 Bond Ln Pasco, WA	3.0	2.0	1382	$2,300	$1.66	21d	1	0.25mi
7811 Babine Dr Pasco, WA	3.0	2.0	2000	$2,700	$1.35	43d	1	0.46mi
4912 Guemes Ln Pasco, WA	3.0	3.5	2200	$2,150	$0.98	21d	1	0.86mi
9315 Chapel Hill Blvd Pasco, WA	1.0–4.0	1.0–2.0	1015	$1,707	$1.68	13d	10	1.00mi
6626 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1191	$2,100	$1.76	13d	19	1.07mi
4612 Belgian Ln Pasco, WA	3.0	2.5	1984	$2,450	$1.23	13d	1	1.09mi
6708 Dradie Pl Pasco, WA	3.0	2.5	1181	$2,095	$1.77	43d	1	1.09mi
4519 Appaloosa Ln Pasco, WA	3.0	2.0	1616	$2,295	$1.42	21d	1	1.13mi
6405N Chapel Hill Blvd Unit N102 Pasco, WA	3.0	2.0	1262	$1,750	$1.39	43d	1	1.23mi
5801 Road 92 Pasco, WA	3.0	2.5	1449	$2,250	$1.55	13d	4	1.39mi
7820 Three Rivers Dr Pasco, WA	3.0	2.0	1440	$2,300	$1.60	21d	1	1.39mi
8011 Hudson Dr Pasco, WA	4.0	2.0	1480	$2,200	$1.49	43d	1	1.41mi
10305 Chapel Hill Blvd Pasco, WA	1.0–3.0	1.0–2.0	1045	$1,810	$1.73	13d	8	1.48mi
6005 Chapel Hill Blvd Unit I 102 Pasco, WA	3.0	2.0	1262	$1,650	$1.31	43d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $124,900 Active 59 DOM
2. 2026-06-17
   days on market $124,900 Active 58 DOM
3. 2026-06-16
   days on market $124,900 Active 57 DOM
4. 2026-06-15
   days on market $124,900 Active 56 DOM
5. 2026-06-14
   days on market $124,900 Active 54 DOM
6. 2026-06-13
   days on market $124,900 Active 53 DOM
7. 2026-06-10
   days on market $124,900 Active 51 DOM
8. 2026-06-09
   days on market $124,900 Active 50 DOM
9. 2026-06-08
   days on market $124,900 Active 49 DOM
10. 2026-06-07
    days on market $124,900 Active 48 DOM
11. 2026-06-02
    days on market $124,900 Active 43 DOM
12. 2026-06-01
    days on market $124,900 Active 42 DOM
13. 2026-05-31
    days on market $124,900 Active 41 DOM
14. 2026-05-30
    days on market $124,900 Active 40 DOM
15. 2026-05-13
    price $124,900 1139-char remark

    Show marketing remark (1139 chars)

    MLS# 292280 55+ community living at its finest. Step into your next chapter with this beautifully maintained manufactured home built in 2023 and still showing in like-new condition. Offering 4 bedrooms and 2 bathrooms, the layout is thoughtfully designed to provide both everyday comfort and functional living spaces for gathering. Located in a desirable 55+ community in west Pasco, this home offers a peaceful setting with convenient access to shopping, nearby parks, and the Columbia River-all just minutes away. Inside, you'll find a welcoming floor plan with attention to detail throughout. The home feels open yet comfortable, creating an easy flow for daily living. The low-maintenance yard lets you spend more time enjoying life, while the large storage shed offers extra space for tools, seasonal items, or hobbies. Only one family has called this home theirs, and it has been meticulously cared for—showing in outstanding condition throughout. Priced to sell. A quieter lifestyle, this property offers a strong balance of comfort, condition, and location. Schedule your private showing and see the opportunity for yourself.

16. 2026-04-20
    listed $139,900 Active 1139-char remark

    Show marketing remark (1139 chars)

    MLS# 292280 55+ community living at its finest. Step into your next chapter with this beautifully maintained manufactured home built in 2023 and still showing in like-new condition. Offering 4 bedrooms and 2 bathrooms, the layout is thoughtfully designed to provide both everyday comfort and functional living spaces for gathering. Located in a desirable 55+ community in west Pasco, this home offers a peaceful setting with convenient access to shopping, nearby parks, and the Columbia River-all just minutes away. Inside, you'll find a welcoming floor plan with attention to detail throughout. The home feels open yet comfortable, creating an easy flow for daily living. The low-maintenance yard lets you spend more time enjoying life, while the large storage shed offers extra space for tools, seasonal items, or hobbies. Only one family has called this home theirs, and it has been meticulously cared for—showing in outstanding condition throughout. Priced to sell. A quieter lifestyle, this property offers a strong balance of comfort, condition, and location. Schedule your private showing and see the opportunity for yourself.

17. 2025-04-11
    price $172,000

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,224 · $102/mo
• Expected delta: +$247/yr (+$21/mo · 25.2%)

ⓘ 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: $28,022
• − Mortgage interest: −$6,996
• − Property taxes: −$977
• − Insurance: −$624
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$3,633
• Taxable income: $11,307
• Est. tax owed @ 24.0%: −$2,714
• After-tax cash flow: $9,962/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 80/100 Cosmetic rehab

This 2023 manufactured home is in excellent condition, featuring a good layout, modern finishes, and a low-maintenance yard. It's located in a desirable 55+ community with easy access to amenities.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add a small front porch or entryway — Can increase curb appeal and provide a welcoming entry
• Both Install a smart home system — Can increase home's value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add a small front porch or entryway — Can increase curb appeal and provide a welcoming entry ↑
• Both Install a smart home system — Can increase home's value and attract tech-savvy buyers ↑

ⓘ 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

-27.4% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $124,900 PACMLS
• 2026-04-20 Listed $139,900 PACMLS
• 2025-04-11 Price Changed $172,000 PACMLS

Property tax history

-17.0%/yr

Latest (2026): $977 · -17.0% YoY. Source: county tax records.