355 Old Inland Empire Hwy #55 Hwy #55 · Prosser, WA 99350

$119,500

4 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 322 Days on market

Built 1998 4,356 sqft lot $74/sqft · 37% below area Est $190k · 37% under ↓ 22% 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
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 286079 Motivated Seller! 1,620 sf manufactured home in excellent condition. The outside was painted in 2024. The inside walls have been freshly painted in 2025. Carpets are a low plush and have been cleaned. All appliances on the property stay. There is a large utility room with entry to the covered carport. The front entry opens to a large living room with vaulted ceiling that flows through to the dining room and kitchen. The main bedroom suite has a seperated garden tub and shower. It is very roomy with additional closet space. Outside there is a nice cobblestone seating area, shed, and irrigation system for easy maintanence. Call your Realtor today to view and purchase this property. Space rent is $900/month. City sewer/water varies for monthly usage.

Key facts

• Covered carport
• Irrigation system
• Large utility room

Tags

• COVERED CARPORT
• LARGE UTILITY ROOM
• COBBLESTONE SEATING AREA
• IRRIGATION SYSTEM

🏷️ Possibly a rental listed for sale. The $119,500 price doesn't fit this home's estimated sale value (~$190,389) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k.

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 $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 2.8% 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: schools C-, 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.
• Market conditions: 231 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $826 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 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. 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: 1.97% ✓
• Cap rate: 17.69%
• Cash-on-cash: 40.72%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (median comp): $190,389
• List price: $119,500
• Delta: -37.23%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Old Inland Empire Hwy #66	0.06mi	3/2.0 (-1)	1,584 (-2%)	8mo	$191,000	$121	82
355 Oie Hwy #58 #58	0.03mi	3/2.0 (-1)	1,512 (-7%)	1mo	$105,000	$69	81
355 Old Inland Empire Hwy #52	0.03mi	3/2.0 (-1)	1,522 (-6%)	8mo	$158,000	$104	76
355 Old Inland Empire Hwy #53 Hwy #53	0.02mi	3/2.0 (-1)	1,782 (+10%)	7mo	$225,000	$126	71
355 Old Inland Empire Hwy #48	0.02mi	3/2.0 (-1)	1,404 (-13%)	4mo	$189,000	$135	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 2.58×
• Total profit: $52,921
• Equity at exit: $17,818

10-year hold

• IRR: 43.8%
• Equity multiple: 5.16×
• Total profit: $139,080
• Equity at exit: $10,332

Cash invested: $33,460 (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: 231
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $1,135

Break-even live

Break-even rent $913

Max offer price $119,500

Occupancy floor 47%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915-959 Hidden Lane PR Prosser, WA	3.0	2.5	1905	$2,350	$1.23	21d	1	0.93mi

Listing history 22 events

1. 2026-06-18
   days on market $119,500 Active 322 DOM
2. 2026-06-17
   days on market $119,500 Active 321 DOM
3. 2026-06-16
   days on market $119,500 Active 320 DOM
4. 2026-06-15
   days on market $119,500 Active 319 DOM
5. 2026-06-15
   days on market $119,500 Active 318 DOM
6. 2026-06-13
   days on market $119,500 Active 317 DOM
7. 2026-06-12
   days on market $119,500 Active 316 DOM
8. 2026-06-09
   days on market $119,500 Active 313 DOM
9. 2026-06-08
   days on market $119,500 Active 312 DOM
10. 2026-06-08
    days on market $119,500 Active 311 DOM
11. 2026-06-07
    days on market $119,500 Active 310 DOM
12. 2026-06-03
    days on market $119,500 Active 307 DOM
13. 2026-06-02
    days on market $119,500 Active 306 DOM
14. 2026-06-01
    days on market $119,500 Active 305 DOM
15. 2026-05-31
    days on market $119,500 Active 304 DOM
16. 2026-05-03
    status Active 769-char remark

    Show marketing remark (769 chars)

    MLS# 286079 Motivated Seller! 1,620 sf manufactured home in excellent condition. The outside was painted in 2024. The inside walls have been freshly painted in 2025. Carpets are a low plush and have been cleaned. All appliances on the property stay. There is a large utility room with entry to the covered carport. The front entry opens to a large living room with vaulted ceiling that flows through to the dining room and kitchen. The main bedroom suite has a seperated garden tub and shower. It is very roomy with additional closet space. Outside there is a nice cobblestone seating area, shed, and irrigation system for easy maintanence. Call your Realtor today to view and purchase this property. Space rent is $900/month. City sewer/water varies for monthly usage.

17. 2026-04-24
    status Pending 769-char remark

    Show marketing remark (769 chars)

    MLS# 286079 Motivated Seller! 1,620 sf manufactured home in excellent condition. The outside was painted in 2024. The inside walls have been freshly painted in 2025. Carpets are a low plush and have been cleaned. All appliances on the property stay. There is a large utility room with entry to the covered carport. The front entry opens to a large living room with vaulted ceiling that flows through to the dining room and kitchen. The main bedroom suite has a seperated garden tub and shower. It is very roomy with additional closet space. Outside there is a nice cobblestone seating area, shed, and irrigation system for easy maintanence. Call your Realtor today to view and purchase this property. Space rent is $900/month. City sewer/water varies for monthly usage.

18. 2025-11-06
    price $124,000 769-char remark

    Show marketing remark (769 chars)

    MLS# 286079 Motivated Seller! 1,620 sf manufactured home in excellent condition. The outside was painted in 2024. The inside walls have been freshly painted in 2025. Carpets are a low plush and have been cleaned. All appliances on the property stay. There is a large utility room with entry to the covered carport. The front entry opens to a large living room with vaulted ceiling that flows through to the dining room and kitchen. The main bedroom suite has a seperated garden tub and shower. It is very roomy with additional closet space. Outside there is a nice cobblestone seating area, shed, and irrigation system for easy maintanence. Call your Realtor today to view and purchase this property. Space rent is $900/month. City sewer/water varies for monthly usage.

19. 2025-10-30
    price $125,000 769-char remark

    Show marketing remark (769 chars)

    MLS# 286079 Motivated Seller! 1,620 sf manufactured home in excellent condition. The outside was painted in 2024. The inside walls have been freshly painted in 2025. Carpets are a low plush and have been cleaned. All appliances on the property stay. There is a large utility room with entry to the covered carport. The front entry opens to a large living room with vaulted ceiling that flows through to the dining room and kitchen. The main bedroom suite has a seperated garden tub and shower. It is very roomy with additional closet space. Outside there is a nice cobblestone seating area, shed, and irrigation system for easy maintanence. Call your Realtor today to view and purchase this property. Space rent is $900/month. City sewer/water varies for monthly usage.

20. 2025-08-29
    price $145,000 769-char remark

    Show marketing remark (769 chars)

    MLS# 286079 Motivated Seller! 1,620 sf manufactured home in excellent condition. The outside was painted in 2024. The inside walls have been freshly painted in 2025. Carpets are a low plush and have been cleaned. All appliances on the property stay. There is a large utility room with entry to the covered carport. The front entry opens to a large living room with vaulted ceiling that flows through to the dining room and kitchen. The main bedroom suite has a seperated garden tub and shower. It is very roomy with additional closet space. Outside there is a nice cobblestone seating area, shed, and irrigation system for easy maintanence. Call your Realtor today to view and purchase this property. Space rent is $900/month. City sewer/water varies for monthly usage.

21. 2025-08-08
    price $150,000 769-char remark

    Show marketing remark (769 chars)

    MLS# 286079 Motivated Seller! 1,620 sf manufactured home in excellent condition. The outside was painted in 2024. The inside walls have been freshly painted in 2025. Carpets are a low plush and have been cleaned. All appliances on the property stay. There is a large utility room with entry to the covered carport. The front entry opens to a large living room with vaulted ceiling that flows through to the dining room and kitchen. The main bedroom suite has a seperated garden tub and shower. It is very roomy with additional closet space. Outside there is a nice cobblestone seating area, shed, and irrigation system for easy maintanence. Call your Realtor today to view and purchase this property. Space rent is $900/month. City sewer/water varies for monthly usage.

22. 2025-07-22
    listed $160,000 Active 769-char remark

    Show marketing remark (769 chars)

    MLS# 286079 Motivated Seller! 1,620 sf manufactured home in excellent condition. The outside was painted in 2024. The inside walls have been freshly painted in 2025. Carpets are a low plush and have been cleaned. All appliances on the property stay. There is a large utility room with entry to the covered carport. The front entry opens to a large living room with vaulted ceiling that flows through to the dining room and kitchen. The main bedroom suite has a seperated garden tub and shower. It is very roomy with additional closet space. Outside there is a nice cobblestone seating area, shed, and irrigation system for easy maintanence. Call your Realtor today to view and purchase this property. Space rent is $900/month. City sewer/water varies for monthly usage.

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$635/yr (+$53/mo · 118.6%)

ⓘ 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 ≥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: $28,200
• − Mortgage interest: −$6,694
• − Property taxes: −$536
• − Insurance: −$598
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$3,476
• Taxable income: $12,385
• Est. tax owed @ 24.0%: −$2,972
• After-tax cash flow: $10,652/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

-22.5% since first listed

7 events — show timeline

• 2026-05-03 Relisted — PACMLS
• 2026-04-24 Pending — PACMLS
• 2025-11-06 Price Changed $124,000 PACMLS
• 2025-10-30 Price Changed $125,000 PACMLS
• 2025-08-29 Price Changed $145,000 PACMLS
• 2025-08-08 Price Changed $150,000 PACMLS
• 2025-07-22 Listed $160,000 PACMLS

Property tax history

-0.4%/yr

Latest (2026): $536 · -2.6% YoY. Source: county tax records.