49 Ridgecliff Dr · Richland, WA 99352

$129,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 58 Days on market

Built 1997 $100/sqft · at area comps Est $137k · 5% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 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# 264461 Great fixer upper or flipper! Cute starter home with split bedroom design, vaulted ceilings, panoramic view, in quiet neighborhood. Some repairs needed leaving a perfect sweat equity opportunity. If youre handy or ready to take on a few small projects, this could be perfect for you, call your realtor today for a private showing.

Key facts

• Updated windows
• New hot water heater
• Brand-new heat pump

Tags

• BRAND-NEW HEAT PUMP
• NEW HOT WATER HEATER
• UPDATED WINDOWS
• NEWLY REPLACED INTERIOR DOORS
• NEWLY REPLACED BATHTUB
• BRAND-NEW SHOWER STALL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• Zoned schools: Marcus Whitman Elementary (484 students, 67% FRL); Enterprise Middle School (694 students, 36% FRL); Richland High School (2,137 students, 38% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 573 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $898 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 + 1.6% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $65k; list at $130k implies a 100% 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.65% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.42%
• DSCR: 2.35
• GRM: 5.0

CMA / ARV

• ARV (median comp): $136,950
• List price: $129,900
• Delta: -5.15%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Windhaven Ln	0.21mi	3/2.0	1,294 (-0%)	4mo	$115,000	$89	86
162 Cedarwood Ct	0.22mi	3/2.0	1,296 (0%)	12mo	$155,000	$120	80
50 Ridgecliff Dr	0.01mi	3/2.0	1,188 (-8%)	13mo	$132,000	$111	75
83 Ridgecliff Dr	0.15mi	3/2.0	1,404 (+8%)	8mo	$99,900	$71	72
58 Ridgecliff Dr	0.09mi	3/2.0	1,188 (-8%)	12mo	$135,000	$114	71
692 Lonetree Ln	0.26mi	3/2.0	1,200 (-7%)	7mo	$118,000	$98	70
69 Ridgecliff Dr	0.21mi	3/2.0	1,323 (+2%)	21mo	$132,000	$100	70
36 Valleyview Cir	0.08mi	2/2.0 (-1)	1,105 (-15%)	3mo	$125,000	$113	64
97 Ridgecliff Dr	0.03mi	2/2.0 (-1)	1,120 (-14%)	16mo	$130,000	$116	58
77 Ridgecliff Dr	0.21mi	3/2.0	1,484 (+14%)	14mo	$166,000	$112	54
67 Ridgecliff Dr	0.18mi	2/2.0 (-1)	1,144 (-12%)	22mo	$130,000	$114	48

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: 23.6%
• Equity multiple: 1.95×
• Total profit: $34,654
• Equity at exit: $19,369

10-year hold

• IRR: 30.6%
• Equity multiple: 3.58×
• Total profit: $93,724
• Equity at exit: $11,231

Cash invested: $36,372 (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: 573
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$681
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $922

Break-even live

Break-even rent $979

Max offer price $129,900

Occupancy floor 52%

Sensitivity live

Price	-10% $996	-5% $959	+0% $922	+5% $885	+10% $849
Rent	-10% $753	-5% $837	+0% $922	+5% $1,007	+10% $1,092
Rate	-1.0pp $988	-0.5pp $955	base $922	+0.5pp $888	+1.0pp $854

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	45d	1	0.09mi
731 Rio Vista Loop Richland, WA	3.0	2.5	1500	$2,195	$1.46	45d	1	0.10mi
723 Rio Vista Loop heuristic Richland, WA	3.0	2.5	1500	$2,195	$1.46	26d	1	0.11mi
790 Rio Vista LOOP Richland, WA	3.0	3.0	1500	$2,195	$1.46	45d	1	0.12mi
2550 Duportail St Richland, WA	1.0–3.0	1.0–2.0	980	$1,985	$2.03	15d	15	0.53mi
3003 Queensgate Dr Richland, WA	3.0	1.0–2.5	931	$2,030	$2.18	15d	21	0.67mi
501 Wright Ave Apt 1 Richland, WA	2.0	2.5	1114	$1,450	$1.30	22d	1	0.89mi
1043 Tartarian Ave Richland, WA	2.0–3.0	2.0	1147	$2,299	$2.00	15d	20	1.04mi
900 Aaron Dr Richland, WA	1.0–2.0	1.0–2.0	824	$1,599	$1.94	15d	6	1.08mi
850 Aaron Dr Richland, WA	1.0–2.0	1.0	825	$1,399	$1.70	15d	5	1.17mi
414 Douglass Ave Richland, WA	3.0	2.0	1800	$1,795	$1.00	15d	1	1.22mi
215 Casey Ave Richland, WA	2.0	1.0	1400	$1,800	$1.29	45d	1	1.23mi
810 Wright Ave Richland, WA	2.0	1.0	900	$1,800	$2.00	45d	1	1.27mi
902 Birch Ave Richland, WA	3.0	2.0	1600	$1,900	$1.19	15d	1	1.30mi
1211 Gillespie St Richland, WA	3.0	1.0	1800	$1,800	$1.00	45d	1	1.41mi

Listing history 18 events

1. 2026-06-15
   status $129,900 Pending 58 DOM
2. 2026-06-15
   days on market $129,900 Active 58 DOM
3. 2026-06-14
   days on market $129,900 Active 56 DOM
4. 2026-06-13
   days on market $129,900 Active 55 DOM
5. 2026-06-10
   days on market $129,900 Active 53 DOM
6. 2026-06-09
   days on market $129,900 Active 52 DOM
7. 2026-06-08
   days on market $129,900 Active 51 DOM
8. 2026-06-07
   days on market $129,900 Active 50 DOM
9. 2026-06-05
   days on market $129,900 Active 47 DOM
10. 2026-06-03
    days on market $129,900 Active 46 DOM
11. 2026-06-02
    days on market $129,900 Active 45 DOM
12. 2026-06-01
    days on market $129,900 Active 44 DOM
13. 2026-05-31
    days on market $129,900 Active 43 DOM
14. 2026-05-30
    days on market $129,900 Active 42 DOM
15. 2026-04-18
    listed $129,900 Active
16. 2022-10-07
    soldstatus $65,000 Closed 342-char remark

    Show marketing remark (342 chars)

    MLS# 264461 Great fixer upper or flipper! Cute starter home with split bedroom design, vaulted ceilings, panoramic view, in quiet neighborhood. Some repairs needed leaving a perfect sweat equity opportunity. If youre handy or ready to take on a few small projects, this could be perfect for you, call your realtor today for a private showing.

17. 2022-09-28
    status Pending 342-char remark

    Show marketing remark (342 chars)

    MLS# 264461 Great fixer upper or flipper! Cute starter home with split bedroom design, vaulted ceilings, panoramic view, in quiet neighborhood. Some repairs needed leaving a perfect sweat equity opportunity. If youre handy or ready to take on a few small projects, this could be perfect for you, call your realtor today for a private showing.

18. 2022-09-22
    listed $65,000 Active 342-char remark

    Show marketing remark (342 chars)

    MLS# 264461 Great fixer upper or flipper! Cute starter home with split bedroom design, vaulted ceilings, panoramic view, in quiet neighborhood. Some repairs needed leaving a perfect sweat equity opportunity. If youre handy or ready to take on a few small projects, this could be perfect for you, call your realtor today for a private showing.

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $1,273 · $106/mo
• Expected delta: +$813/yr (+$68/mo · 176.5%)

ⓘ 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: $25,759
• − Mortgage interest: −$7,276
• − Property taxes: −$460
• − Insurance: −$650
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$3,779
• Taxable income: $9,472
• Est. tax owed @ 24.0%: −$2,273
• After-tax cash flow: $8,792/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

+99.8% since first listed

4 events — show timeline

• 2026-04-18 Listed $129,900 NWMLS as Distributed by MLS Grid
• 2022-10-07 Sold (MLS) $65,000 PACMLS
• 2022-09-28 Pending — PACMLS
• 2022-09-22 Listed $65,000 PACMLS

Property tax history

-0.0%/yr

Latest (2026): $460 · +25.8% YoY. Source: county tax records.