200802 E Game Farm Rd #68 Rd #68 · Finley, WA 99337

$135,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 35 Days on market

Built 2018 $89/sqft · 7% above area Est $126k · 7% over

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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
• Schools +4.6/10.0
• ARV discount +4.3/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 292967 This newer 2018 manufactured home offers a peaceful country escape with all the modern comforts you need. Located in a quiet community with a serene rural feel, this 4-bedroom, 2-bath split-bedroom design provides both space and privacy. The bright, open-concept layout features a spacious and inviting kitchen with a curved breakfast bar, stylish pendant and recessed lighting, and abundant cabinetry. Crisp white cabinets with decorative open shelving are paired with a contrasting dark island, laminate countertops, and sleek black appliances. The kitchen flows seamlessly into the living and dining areas, creating an ideal space for both entertaining and everyday living. Interior f

Key facts

• Curved breakfast bar
• Abundant cabinetry
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• CURVED BREAKFAST BAR
• ABUNDANT CABINETRY
• DECORATIVE OPEN SHELVING
• CONTRASTING DARK ISLAND
• SPACIOUS WALK-IN CLOSET

Property features AI

Finance

• Other: Property listed as a manufactured home on a rented lot
• Financial info: Tax information available but excluded per instructions
• HOA & community: Located in a mobile home park

Exterior

• Parking: No garage; No designated parking listed
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected / electric on property; UGS timed irrigation
• Home design: Manufactured house (double wide); One level / single-story; New construction
• Construction: Composition roof; Fleetwood Waverly Crest (manufacturer/model); Foundation: none listed; Manufactured construction
• Exterior features: Patio; Paved road access; Community pool

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Walk-in closet(s); Pantry; Laminate countertops; Window coverings; Double-pane windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.8% in Finley — 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 58/100 on livability (#502 in WA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B, cost of living B; Watch: crime D+, schools F, amenities F.
• Kennewick School District (urban): math 43% / reading 58% proficiency, ranked #141 of 291 in WA (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 246 active listings in the ZIP; 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 $933 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 F-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: 1.62% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $126,011
• List price: $135,000
• Delta: 7.13%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208401 E Cochran Rd	0.69mi	3/2.0	1,296 (-14%)	17mo	$390,000	$301	29

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: 22.7%
• Equity multiple: 1.93×
• Total profit: $35,123
• Equity at exit: $20,129

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $103,898
• Equity at exit: $11,672

Cash invested: $37,800 (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 99337

• Active inventory: 246
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $895

Break-even live

Break-even rent $1,053

Max offer price $135,000

Occupancy floor 54%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 35 DOM
2. 2026-06-17
   days on market $135,000 Active 34 DOM
3. 2026-06-16
   days on market $135,000 Active 33 DOM
4. 2026-06-15
   days on market $135,000 Active 32 DOM
5. 2026-06-14
   days on market $135,000 Active 30 DOM
6. 2026-06-13
   days on market $135,000 Active 29 DOM
7. 2026-06-10
   days on market $135,000 Active 27 DOM
8. 2026-06-09
   days on market $135,000 Active 26 DOM
9. 2026-06-08
   days on market $135,000 Active 25 DOM
10. 2026-06-07
    days on market $135,000 Active 24 DOM
11. 2026-06-05
    days on market $135,000 Active 21 DOM
12. 2026-06-03
    days on market $135,000 Active 20 DOM
13. 2026-06-02
    days on market $135,000 Active 19 DOM
14. 2026-06-01
    days on market $135,000 Active 18 DOM
15. 2026-05-31
    days on market $135,000 Active 17 DOM
16. 2026-05-30
    days on market $135,000 Active 16 DOM
17. 2026-05-14
    listed $135,000 Active 1305-char remark

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$509/yr (+$42/mo · 62.6%)

ⓘ 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 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 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,239
• − Mortgage interest: −$7,562
• − Property taxes: −$814
• − Insurance: −$675
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$3,927
• Taxable income: $9,063
• Est. tax owed @ 24.0%: −$2,175
• After-tax cash flow: $8,570/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: Kennewick School District
• NCES district ID: 5303930
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $54,191
• Composite: 45.56/100
• National rank: #5667
• State rank: #141 of 291 in WA

Livability — Finley

• Score: 58/100
• State rank: #502
• US rank: #20775

Category grades

Amenities F Commute F Cost of living B Crime D+ Employment B Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Benton County · 186,895 people
• Metro: Kennewick-Richland, WA
• Population (ZIP): 33,287
• Household income: $98,848
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 430.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 13% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Portuguese 3% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Russian/Polish/Slavic 2%

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: ▼ -260.38%
• Current HPI: 245.5375
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-14 Listed $135,000 PACMLS

Property tax history

+2.0%/yr

Latest (2026): $814 · -2.9% YoY. Source: county tax records.