175 Bitterroot Dr · Richland, WA 99352

$105,000

4 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 36 Days on market

Built 1991 $65/sqft · 31% below area Est $152k · 31% under ↓ 12% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• 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# 292128 MLS# 289605 MLS# 285021 Welcome to your dream home! Nestled in the heart of the sought-after The Hills community! This stunning 4-bedroom, 2-bathroom residence spans 1,628 sq. ft. , offering plenty of spacious living. Step into a bright, open-concept great room featuring soaring ceilings, large windows, and a cozy living room perfect for entertaining. The kitchen is light and airy with a walk-in pantry. The luxurious master suite serves as a private retreat, complete with an extra-large shower and a walk-in closet. Three of the four bedrooms feature walk-in closets, providing ample storage and comfort. Enjoy the outdoors soaking in the sun in your yard or at the community pool. Located minutes from top-rated schools, Badger Mountain trails, shopping, and dining. With a little love this gem could be your forever home!

Key facts

• Community pool
• Walk-in closet
• Extra-large shower

Tags

• OPEN-CONCEPT GREAT ROOM
• WALK-IN PANTRY
• EXTRA-LARGE SHOWER
• WALK-IN CLOSET
• COMMUNITY POOL
• TOP-RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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: 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 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?
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: 2.22% ✓
• Cap rate: 19.85%
• Cash-on-cash: 48.43%
• DSCR: 3.15
• GRM: 3.8

CMA / ARV

• ARV (median comp): $152,250
• List price: $105,000
• Delta: -31.03%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Crestwood Dr	0.03mi	3/2.0 (-1)	1,680 (+4%)	1mo	$148,900	$89	86
208 Crestwood Dr	0.07mi	3/2.0 (-1)	1,536 (-5%)	4mo	$100,000	$65	80
131 Windhaven Ln	0.13mi	4/2.0	1,782 (+10%)	2mo	$152,250	$85	76
93 Ridgecliff Dr	0.12mi	3/3.0 (-1)	1,560 (-4%)	8mo	$185,000	$119	73
16 Valley View Circle Dr	0.09mi	3/2.0 (-1)	1,536 (-5%)	13mo	$106,000	$69	72
103 Skyline Dr #103	0.10mi	3/2.0 (-1)	1,536 (-5%)	16mo	$122,750	$80	68
647 Lonetree Ln	0.28mi	4/2.0	1,716 (+6%)	14mo	$155,000	$90	65
77 Ridgecliff Dr	0.23mi	3/2.0 (-1)	1,484 (-8%)	14mo	$166,000	$112	58
671 Lonetree Ln	0.25mi	3/2.0 (-1)	1,782 (+10%)	10mo	$156,500	$88	58
83 Ridgecliff Dr	0.18mi	3/2.0 (-1)	1,404 (-13%)	8mo	$99,900	$71	58
2492 Horizon View Ln	0.37mi	3/1.5 (-1)	1,512 (-7%)	12mo	$227,500	$150	55
71 Ridgecliff Dr	0.25mi	3/2.0 (-1)	1,760 (+9%)	18mo	$216,500	$123	54

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: 44.4%
• Equity multiple: 2.88×
• Total profit: $55,310
• Equity at exit: $15,656

10-year hold

• IRR: 49.7%
• Equity multiple: 5.51×
• Total profit: $132,521
• Equity at exit: $9,078

Cash invested: $29,400 (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 99352

• Rents YoY: 1.6%
• Active inventory: 544
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$551
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,187

Break-even live

Break-even rent $828

Max offer price $105,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,246	-5% $1,216	+0% $1,187	+5% $1,157	+10% $1,127
Rent	-10% $1,002	-5% $1,094	+0% $1,187	+5% $1,279	+10% $1,371
Rate	-1.0pp $1,239	-0.5pp $1,213	base $1,187	+0.5pp $1,159	+1.0pp $1,132

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 Rio Vista Loop Richland, WA	3.0	2.5	1500	$2,195	$1.46	45d	1	0.13mi
723 Rio Vista Loop heuristic Richland, WA	3.0	2.5	1500	$2,195	$1.46	26d	1	0.14mi
782 Rio Vista Loop Richland, WA	3.0	3.0	1500	$2,195	$1.46	45d	1	0.15mi
790 Rio Vista LOOP Richland, WA	3.0	3.0	1500	$2,195	$1.46	45d	1	0.17mi
2550 Duportail St Richland, WA	1.0–3.0	1.0–2.0	980	$1,985	$2.03	14d	15	0.57mi
3003 Queensgate Dr Richland, WA	3.0	1.0–2.5	931	$2,030	$2.18	14d	21	0.58mi
1043 Tartarian Ave Richland, WA	2.0–3.0	2.0	1147	$2,299	$2.00	14d	20	0.95mi
414 Douglass Ave Richland, WA	3.0	2.0	1800	$1,795	$1.00	14d	1	1.34mi
902 Birch Ave Richland, WA	3.0	2.0	1600	$1,900	$1.19	14d	1	1.38mi

Listing history 12 events

1. 2026-05-13
   price $105,000 840-char remark

   Show marketing remark (840 chars)

   MLS# 292128 MLS# 289605 MLS# 285021 Welcome to your dream home! Nestled in the heart of the sought-after The Hills community! This stunning 4-bedroom, 2-bathroom residence spans 1,628 sq. ft. , offering plenty of spacious living. Step into a bright, open-concept great room featuring soaring ceilings, large windows, and a cozy living room perfect for entertaining. The kitchen is light and airy with a walk-in pantry. The luxurious master suite serves as a private retreat, complete with an extra-large shower and a walk-in closet. Three of the four bedrooms feature walk-in closets, providing ample storage and comfort. Enjoy the outdoors soaking in the sun in your yard or at the community pool. Located minutes from top-rated schools, Badger Mountain trails, shopping, and dining. With a little love this gem could be your forever home!

2. 2026-04-24
   price $107,000 840-char remark

   Show marketing remark (840 chars)

   MLS# 292128 MLS# 289605 MLS# 285021 Welcome to your dream home! Nestled in the heart of the sought-after The Hills community! This stunning 4-bedroom, 2-bathroom residence spans 1,628 sq. ft. , offering plenty of spacious living. Step into a bright, open-concept great room featuring soaring ceilings, large windows, and a cozy living room perfect for entertaining. The kitchen is light and airy with a walk-in pantry. The luxurious master suite serves as a private retreat, complete with an extra-large shower and a walk-in closet. Three of the four bedrooms feature walk-in closets, providing ample storage and comfort. Enjoy the outdoors soaking in the sun in your yard or at the community pool. Located minutes from top-rated schools, Badger Mountain trails, shopping, and dining. With a little love this gem could be your forever home!

3. 2026-04-15
   listed $110,000 Active 840-char remark

   Show marketing remark (840 chars)

   MLS# 292128 MLS# 289605 MLS# 285021 Welcome to your dream home! Nestled in the heart of the sought-after The Hills community! This stunning 4-bedroom, 2-bathroom residence spans 1,628 sq. ft. , offering plenty of spacious living. Step into a bright, open-concept great room featuring soaring ceilings, large windows, and a cozy living room perfect for entertaining. The kitchen is light and airy with a walk-in pantry. The luxurious master suite serves as a private retreat, complete with an extra-large shower and a walk-in closet. Three of the four bedrooms feature walk-in closets, providing ample storage and comfort. Enjoy the outdoors soaking in the sun in your yard or at the community pool. Located minutes from top-rated schools, Badger Mountain trails, shopping, and dining. With a little love this gem could be your forever home!

4. 2026-02-11
   price $110,000
5. 2025-11-12
   price $113,900
6. 2025-10-27
   price $116,900
7. 2025-09-28
   price $122,000
8. 2025-09-17
   price $125,000
9. 2025-08-24
   price $130,000
10. 2025-06-30
    price $135,000
11. 2021-09-22
    soldstatus $110,000
12. 2021-08-19
    listed $120,000

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$309/yr (+$26/mo · 43.0%)

ⓘ 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 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: $27,963
• − Mortgage interest: −$5,882
• − Property taxes: −$720
• − Insurance: −$525
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$3,055
• Taxable income: $13,308
• Est. tax owed @ 24.0%: −$3,194
• After-tax cash flow: $11,044/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

-12.5% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $105,000 PACMLS
• 2026-04-24 Price Changed $107,000 PACMLS
• 2026-04-15 Listed $110,000 PACMLS
• 2026-02-11 Price Changed $110,000 PACMLS
• 2025-11-12 Price Changed $113,900 PACMLS
• 2025-10-27 Price Changed $116,900 PACMLS
• 2025-09-28 Price Changed $122,000 PACMLS
• 2025-09-17 Price Changed $125,000 PACMLS
• 2025-08-24 Price Changed $130,000 PACMLS
• 2025-06-30 Price Changed $135,000 PACMLS
• 2021-09-22 Sold (MLS) $110,000 PACMLS
• 2021-08-19 Listed $120,000 PACMLS

Property tax history

+4.8%/yr

Latest (2026): $720 · +104.1% YoY. Source: county tax records.