73 Ridgecliff Dr · Richland, WA 99352

$169,900

2 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 176 Days on market

Built 1994 $92/sqft · 8% above area Est $154k · 10% over

---

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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• ARV discount +3.0/15.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 289202 Perfect setup for Multi-generational living or Roommate situation! Two Primary Suites are located on opposite sides of the home, both with large walk in closets. One suite features a soaker tub, separate shower, skylights and plenty of storage. The other boasts dual vessel sinks, skylights, loads of storage, and a nice sized step in shower with a seat. Relax in the living and dining areas that are generously sized and have a vaulted ceiling. An oversized kitchen is bathed in sunlight from the skylights. All Stainless appliances are included. Need storage and counter space? This kitchen has all that plus breakfast bar seating. The Laundry / mud room is huge! Lots of cabinets, counterspace, a sink, plus room for an extra fridge or freezer. Washer & dryer are included as well. Affordable lot rent includes a Breathtaking View! Relax on the oversized front porch that is partially covered and take in the view! Out front is low maintenance landscaping featuring a firepit area. There is a fenced back yard portion that has access to a deck off of one of the bedroom suites. Newer LVP flooring throughout and a newer HVAC system & roof make this home move in ready! Outdoors there is an abundance of parking. With a carport that runs the length of the home plus an additional parking pad, you'll have plenty of room for you and your guests. The location couldn't be better! Quiet neighborhood "The Hills Community" is just off Duportail and so close to all of the amenities that the Queensgate area offers. Shopping & Dining just a skip away and offers super easy access to the freeway. Lot Rent is $850 per month and includes access to the Community Center and Pool! Buyers must be approved by The Hills Community Park prior to closing. Private financing with favorable terms may be available with $100,000 down.

Key facts

• Plenty of storage
• Separate shower
• Two primary suites

Tags

• TWO PRIMARY SUITES
• LARGE WALK IN CLOSETS
• SOAKER TUB
• SEPARATE SHOWER
• SKYLIGHTS
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 rising (+1.6%/yr); 544 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $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 + 1.6% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $170k implies a 193% gain — meaningful room to come down on a strong offer.

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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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: 1.19% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $154,355
• List price: $169,900
• Delta: 10.07%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
671 Lonetree Ln	0.11mi	3/2.0 (+1)	1,782 (-4%)	10mo	$156,500	$88	75
71 Ridgecliff Dr	0.03mi	3/2.0 (+1)	1,760 (-5%)	18mo	$216,500	$123	71
212 Crestwood Dr	0.23mi	3/2.0 (+1)	1,680 (-9%)	1mo	$148,900	$89	68
79 Ridgecliff Dr	0.06mi	3/2.0 (+1)	1,782 (-4%)	23mo	$164,900	$93	67
569 Laurelbrook Ct	0.65mi	3/2.0 (+1)	1,680 (-9%)	22mo	$340,000	$202	31

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $5,426
• Equity at exit: $25,333

10-year hold

• IRR: 11.3%
• Equity multiple: 1.83×
• Total profit: $39,434
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$891
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $562

Break-even live

Break-even rent $1,304

Max offer price $169,900

Occupancy floor 67%

Sensitivity live

Price	-10% $659	-5% $610	+0% $562	+5% $514	+10% $466
Rent	-10% $403	-5% $483	+0% $562	+5% $642	+10% $722
Rate	-1.0pp $648	-0.5pp $606	base $562	+0.5pp $518	+1.0pp $474

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
782 Rio Vista Loop Richland, WA	3.0	3.0	1500	$2,195	$1.46	44d	1	0.32mi
731 Rio Vista Loop Richland, WA	3.0	2.5	1500	$2,195	$1.46	44d	1	0.32mi
723 Rio Vista Loop heuristic Richland, WA	3.0	2.5	1500	$2,195	$1.46	26d	1	0.33mi
790 Rio Vista LOOP Richland, WA	3.0	3.0	1500	$2,195	$1.46	44d	1	0.35mi
3003 Queensgate Dr Richland, WA	3.0	1.0–2.5	931	$1,810	$1.94	14d	21	0.49mi
902 Birch Ave Richland, WA	3.0	2.0	1600	$1,900	$1.19	14d	1	1.19mi
711 Sanford Ave Richland, WA	3.0	2.0	2304	$1,650	$0.72	44d	1	1.21mi
414 Douglass Ave Richland, WA	3.0	2.0	1800	$1,795	$1.00	14d	1	1.30mi
215 Casey Ave Richland, WA	2.0	1.0	1400	$1,800	$1.29	44d	1	1.37mi
1211 Gillespie St Richland, WA	3.0	1.0	1800	$1,800	$1.00	44d	1	1.46mi
1031 Birch Ave Richland, WA	3.0	1.5	1689	$2,400	$1.42	44d	1	1.47mi

Listing history 7 events

1. 2026-05-05
   price $169,900 1864-char remark

   Show marketing remark (1864 chars)

   MLS# 289202 Perfect setup for Multi-generational living or Roommate situation! Two Primary Suites are located on opposite sides of the home, both with large walk in closets. One suite features a soaker tub, separate shower, skylights and plenty of storage. The other boasts dual vessel sinks, skylights, loads of storage, and a nice sized step in shower with a seat. Relax in the living and dining areas that are generously sized and have a vaulted ceiling. An oversized kitchen is bathed in sunlight from the skylights. All Stainless appliances are included. Need storage and counter space? This kitchen has all that plus breakfast bar seating. The Laundry / mud room is huge! Lots of cabinets, counterspace, a sink, plus room for an extra fridge or freezer. Washer & dryer are included as well. Affordable lot rent includes a Breathtaking View! Relax on the oversized front porch that is partially covered and take in the view! Out front is low maintenance landscaping featuring a firepit area. There is a fenced back yard portion that has access to a deck off of one of the bedroom suites. Newer LVP flooring throughout and a newer HVAC system & roof make this home move in ready! Outdoors there is an abundance of parking. With a carport that runs the length of the home plus an additional parking pad, you'll have plenty of room for you and your guests. The location couldn't be better! Quiet neighborhood "The Hills Community" is just off Duportail and so close to all of the amenities that the Queensgate area offers. Shopping & Dining just a skip away and offers super easy access to the freeway. Lot Rent is $850 per month and includes access to the Community Center and Pool! Buyers must be approved by The Hills Community Park prior to closing. Private financing with favorable terms may be available with $100,000 down.

2. 2026-04-02
   price $179,900 1864-char remark

   Show marketing remark (1864 chars)

   MLS# 289202 Perfect setup for Multi-generational living or Roommate situation! Two Primary Suites are located on opposite sides of the home, both with large walk in closets. One suite features a soaker tub, separate shower, skylights and plenty of storage. The other boasts dual vessel sinks, skylights, loads of storage, and a nice sized step in shower with a seat. Relax in the living and dining areas that are generously sized and have a vaulted ceiling. An oversized kitchen is bathed in sunlight from the skylights. All Stainless appliances are included. Need storage and counter space? This kitchen has all that plus breakfast bar seating. The Laundry / mud room is huge! Lots of cabinets, counterspace, a sink, plus room for an extra fridge or freezer. Washer & dryer are included as well. Affordable lot rent includes a Breathtaking View! Relax on the oversized front porch that is partially covered and take in the view! Out front is low maintenance landscaping featuring a firepit area. There is a fenced back yard portion that has access to a deck off of one of the bedroom suites. Newer LVP flooring throughout and a newer HVAC system & roof make this home move in ready! Outdoors there is an abundance of parking. With a carport that runs the length of the home plus an additional parking pad, you'll have plenty of room for you and your guests. The location couldn't be better! Quiet neighborhood "The Hills Community" is just off Duportail and so close to all of the amenities that the Queensgate area offers. Shopping & Dining just a skip away and offers super easy access to the freeway. Lot Rent is $850 per month and includes access to the Community Center and Pool! Buyers must be approved by The Hills Community Park prior to closing. Private financing with favorable terms may be available with $100,000 down.

3. 2026-02-10
   price $187,400 1864-char remark

   Show marketing remark (1864 chars)

   MLS# 289202 Perfect setup for Multi-generational living or Roommate situation! Two Primary Suites are located on opposite sides of the home, both with large walk in closets. One suite features a soaker tub, separate shower, skylights and plenty of storage. The other boasts dual vessel sinks, skylights, loads of storage, and a nice sized step in shower with a seat. Relax in the living and dining areas that are generously sized and have a vaulted ceiling. An oversized kitchen is bathed in sunlight from the skylights. All Stainless appliances are included. Need storage and counter space? This kitchen has all that plus breakfast bar seating. The Laundry / mud room is huge! Lots of cabinets, counterspace, a sink, plus room for an extra fridge or freezer. Washer & dryer are included as well. Affordable lot rent includes a Breathtaking View! Relax on the oversized front porch that is partially covered and take in the view! Out front is low maintenance landscaping featuring a firepit area. There is a fenced back yard portion that has access to a deck off of one of the bedroom suites. Newer LVP flooring throughout and a newer HVAC system & roof make this home move in ready! Outdoors there is an abundance of parking. With a carport that runs the length of the home plus an additional parking pad, you'll have plenty of room for you and your guests. The location couldn't be better! Quiet neighborhood "The Hills Community" is just off Duportail and so close to all of the amenities that the Queensgate area offers. Shopping & Dining just a skip away and offers super easy access to the freeway. Lot Rent is $850 per month and includes access to the Community Center and Pool! Buyers must be approved by The Hills Community Park prior to closing. Private financing with favorable terms may be available with $100,000 down.

4. 2025-12-02
   listed $189,900 Active 1864-char remark

   Show marketing remark (1864 chars)

   MLS# 289202 Perfect setup for Multi-generational living or Roommate situation! Two Primary Suites are located on opposite sides of the home, both with large walk in closets. One suite features a soaker tub, separate shower, skylights and plenty of storage. The other boasts dual vessel sinks, skylights, loads of storage, and a nice sized step in shower with a seat. Relax in the living and dining areas that are generously sized and have a vaulted ceiling. An oversized kitchen is bathed in sunlight from the skylights. All Stainless appliances are included. Need storage and counter space? This kitchen has all that plus breakfast bar seating. The Laundry / mud room is huge! Lots of cabinets, counterspace, a sink, plus room for an extra fridge or freezer. Washer & dryer are included as well. Affordable lot rent includes a Breathtaking View! Relax on the oversized front porch that is partially covered and take in the view! Out front is low maintenance landscaping featuring a firepit area. There is a fenced back yard portion that has access to a deck off of one of the bedroom suites. Newer LVP flooring throughout and a newer HVAC system & roof make this home move in ready! Outdoors there is an abundance of parking. With a carport that runs the length of the home plus an additional parking pad, you'll have plenty of room for you and your guests. The location couldn't be better! Quiet neighborhood "The Hills Community" is just off Duportail and so close to all of the amenities that the Queensgate area offers. Shopping & Dining just a skip away and offers super easy access to the freeway. Lot Rent is $850 per month and includes access to the Community Center and Pool! Buyers must be approved by The Hills Community Park prior to closing. Private financing with favorable terms may be available with $100,000 down.

5. 2014-11-07
   soldstatus $58,000 319-char remark

   Show marketing remark (319 chars)

   Well taken care of home with stunning view. Home features two large bedroom suites with large walk in closets. Both master suites have over sized bathrooms and one of them has a garden tub. Newer wood laminate floors in the kitchen and dining room. Heat pump is just over a year old. Large deck to enjoy the view from.

6. 2014-08-28
   listed $64,900 319-char remark

   Show marketing remark (319 chars)

   Well taken care of home with stunning view. Home features two large bedroom suites with large walk in closets. Both master suites have over sized bathrooms and one of them has a garden tub. Newer wood laminate floors in the kitchen and dining room. Heat pump is just over a year old. Large deck to enjoy the view from.

7. 2013-09-10
   listed $68,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$844/yr (+$70/mo · 102.9%)

ⓘ 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 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: $24,190
• − Mortgage interest: −$9,517
• − Property taxes: −$821
• − Insurance: −$850
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$4,943
• Taxable income: $4,190
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $5,743/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

+149.9% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $169,900 PACMLS
• 2026-04-02 Price Changed $179,900 PACMLS
• 2026-02-10 Price Changed $187,400 PACMLS
• 2025-12-02 Listed $189,900 PACMLS
• 2014-11-07 Sold (MLS) $58,000 PACMLS
• 2014-08-28 Listed $64,900 PACMLS
• 2013-09-10 Listed $68,000 PACMLS

Property tax history

+1.5%/yr

Latest (2026): $821 · +45.6% YoY. Source: county tax records.