8 Royal Loop · West Richland, WA 99353

$90,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 55 Days on market

Built 1985 $76/sqft · 18% below area Est $110k · 18% under ↓ 33% 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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 292437 Discover this roomy double-wide in the heart of West Richland. With 3 bedrooms, 2 full baths, and an open layout, it’s designed for easy living and plenty of natural light. You’ll love the generous storage, dedicated laundry room, and backyard shed for extra space. A comfortable, functional home ready for its next chapter. Schedule your showing today.

Key facts

• Built 1985
• Listed 55 days

Property features AI

Exterior

• Parking: No garage
• Home design: Manufactured home (Residential); One story; New construction
• Construction: Double wide; Manufactured home; 1 story
• Exterior features: Located in the ROYAL CREST subdivision; Residential zoning

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Bedrooms: Double wide manufactured home
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Refrigerator; Range; Oven
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.2% in West 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 71/100 on livability (#236 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute 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: 243 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 15% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 B-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: 1.72% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.45%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $110,000
• List price: $90,000
• Delta: -18.18%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Royal Crest Loop Pr	0.02mi	2/2.0	1,056 (-11%)	18mo	$101,000	$96	65

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: $23,493
• Equity at exit: $13,419

10-year hold

• IRR: 30.7%
• Equity multiple: 3.76×
• Total profit: $69,553
• Equity at exit: $7,782

Cash invested: $25,200 (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 99353

• Active inventory: 243
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $597

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 56%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 S 38th Ave Unit E118 West Richland, WA	2.0	2.0	1000	$1,350	$1.35	21d	1	0.13mi
485 S 38th Ave Unit B207 West Richland, WA	2.0	2.0	1001	$1,350	$1.35	43d	1	0.13mi
526 S 40th Ave Unit C208 West Richland, WA	1.0	1.0	756	$1,450	$1.92	43d	1	0.14mi
531 S 38th Ave West Richland, WA	1.0–2.0	1.0	740	$1,285	$1.74	13d	3	0.16mi
4570 Rosencrans Rd West Richland, WA	3.0	2.0	1246	$1,925	$1.54	13d	3	1.00mi

Listing history 26 events

1. 2026-06-18
   days on market $90,000 Active 55 DOM
2. 2026-06-17
   days on market $90,000 Active 54 DOM
3. 2026-06-16
   days on market $90,000 Active 53 DOM
4. 2026-06-15
   days on market $90,000 Active 52 DOM
5. 2026-06-14
   days on market $90,000 Active 50 DOM
6. 2026-06-13
   days on market $90,000 Active 49 DOM
7. 2026-06-10
   days on market $90,000 Active 47 DOM
8. 2026-06-09
   days on market $90,000 Active 46 DOM
9. 2026-06-09
   price $90,000 Active 45 DOM
10. 2026-06-08
    days on market $95,000 Active 45 DOM
11. 2026-06-07
    days on market $95,000 Active 44 DOM
12. 2026-06-05
    days on market $95,000 Active 41 DOM
13. 2026-06-03
    days on market $95,000 Active 40 DOM
14. 2026-06-02
    days on market $95,000 Active 39 DOM
15. 2026-06-01
    days on market $95,000 Active 38 DOM
16. 2026-05-31
    days on market $95,000 Active 37 DOM
17. 2026-05-30
    days on market $95,000 Active 36 DOM
18. 2026-05-04
    price $95,000 377-char remark
19. 2026-04-23
    listed $98,000 Active 377-char remark
20. 2025-12-08
    price $98,000
21. 2025-09-11
    price $105,000
22. 2025-04-04
    price $120,000
23. 2025-04-03
    price $125,000
24. 2025-03-28
    price $127,999
25. 2025-03-03
    price $129,999
26. 2025-02-14
    listed $135,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,523
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,618
• Taxable income: $6,100
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $5,706/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 — West Richland

• Score: 71/100
• State rank: #236
• US rank: #7220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Richland, WA
• County: Benton County · 186,895 people
• City population: 19,251
• Metro: Kennewick-Richland, WA
• Population (ZIP): 19,251
• Household income: $121,845
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 254.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 10% Other Asian/Pacific 1% Arabic 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: ▼ -218.63%
• Current HPI: 239.5096
• 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

-33.3% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $90,000 PACMLS
• 2026-05-04 Price Changed $95,000 PACMLS
• 2026-04-23 Listed $98,000 PACMLS
• 2025-12-08 Price Changed $98,000 PACMLS
• 2025-09-11 Price Changed $105,000 PACMLS
• 2025-04-04 Price Changed $120,000 PACMLS
• 2025-04-03 Price Changed $125,000 PACMLS
• 2025-03-28 Price Changed $127,999 PACMLS
• 2025-03-03 Price Changed $129,999 PACMLS
• 2025-02-14 Listed $135,000 PACMLS

Property tax history

-1.9%/yr

Latest (2026): $121 · -18.9% YoY. Source: county tax records.