1683 Cactus Loop · Richland, WA 99352

$1,995

3 bd · 2.0 ba · 1,309 sqft · SingleFamily public records · 17 Days on market

Built 2013 5,227 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Cash flow +4.7/30.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath home is tucked away in a wonderful South Richland neighborhood with easy access to the Columbia Center area. No stairs are anywhere in this home! Features include fully landscaping, ceiling fan in living room, lever doorknobs, tile entry, travertine backsplash and more! The island kitchen, dining and great room share access to a patio in the private backyard with fencing presently under construction. Appliances include a smooth-top self-clean oven, built-in microwave, dishwasher and garbage disposal. The LARGE master suite includes a small foyer for privacy, a walk-in closet, double sinks, linen closet and 60" two-seat shower. Two additional bedrooms share a full bath and additional linen space. The laundry room provides a closet and access to the over-sized two car garage with extra storage and shelving already installed. This neighborhood has private streets and a clubhouse, plus RV storage parking for a nominal fee. Enjoy the carefree lifestyle!

Key facts

• Eat-at island
• Open concept
• Walk-in closet

Tags

• OPEN CONCEPT
• VAULTED CEILINGS
• LUXURY VINYL PLANK FLOORING
• EAT-AT ISLAND
• WALK-IN CLOSET
• CONCRETE PATIO

Property features AI

Finance

• Other: Located in the BELLERIVE SPRNG subdivision

Exterior

• Parking: Two total parking spaces; Two covered parking spaces; Two-car garage
• Home design: Single-family residence; Site-built on owned lot; One-level / single-story; New construction
• Construction: Built as site-built (owned lot)
• Exterior features: Lot is approximately 0.12 acre (5,227 sq ft); Single-family zoning

Interior

• Bathrooms: Two full bathrooms
• Interior features: No basement

🏗️ New construction. The $1,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $374,374.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $-937 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (1.5% below list) — sets the bar for market timing.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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

• Watch-outs: property tax is 281.5% of price.
• 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 $1,965 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.56% ✗
• Cap rate: 3.29%
• Cash-on-cash: -10.72%
• DSCR: 0.52
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $374,374
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1642 Cactus Loop	0.04mi	3/2.0	1,329 (+2%)	3mo	$360,000	$271	93
1616 Cactus Loop	0.06mi	3/2.0	1,325 (+1%)	8mo	$2,000	$2	88
1608 Cactus Loop	0.07mi	3/2.0	1,329 (+2%)	10mo	$374,900	$282	86
1642 Lantana Ave	0.06mi	3/2.0	1,370 (+5%)	9mo	$382,000	$279	82
532 Wisteria St	0.15mi	3/2.0	1,366 (+4%)	8mo	$379,000	$277	79
1641 Foxglove Ave	0.14mi	3/2.0	1,381 (+6%)	7mo	$410,000	$297	78
1664 Brittlebush Ln	0.20mi	3/2.0	1,192 (-9%)	1mo	$360,000	$302	75
560 Wisteria St	0.17mi	3/2.0	1,208 (-8%)	8mo	$345,000	$286	73
125 Bremmer St	0.40mi	3/2.0	1,376 (+5%)	9mo	$410,000	$298	65
1574 Foxglove Ave	0.21mi	3/2.0	1,192 (-9%)	12mo	$2,000	$2	65
312 Wenas Ct	0.46mi	3/2.0	1,174 (-10%)	5mo	$387,000	$330	57
2300 Michael Ave	0.63mi	4/2.0 (+1)	1,487 (+14%)	13mo	$439,000	$295	32

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: -37.3%
• Equity multiple: -0.18×
• Total profit: $-123,192
• Equity at exit: $55,820

10-year hold

• IRR: -64.1%
• Equity multiple: -0.87×
• Total profit: $-195,542
• Equity at exit: $32,369

Cash invested: $104,825 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,963
• Tax est. 1.5%: −$468 /mo · $5,616/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-937

Break-even live

Break-even rent $3,275

Max offer price $238,839

Occupancy floor —

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: $93,594
• Closing costs: $11,231
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1653 Larkspur Dr Richland, WA	3.0	2.0	1608	$2,295	$1.43	20d	1	0.06mi
250 Gage Blvd Richland, WA	1.0–3.0	1.0–2.0	1012	$2,080	$2.06	13d	10	0.20mi
303 Gage Blvd Richland, WA	2.0	2.0	1034	$1,625	$1.57	13d	1	0.33mi
785 Canyon St Unit 207 Richland, WA	2.0	2.0	1100	$1,500	$1.36	43d	1	0.47mi
785 Canyon St Unit 106 Richland, WA	2.0	2.0	1100	$1,600	$1.45	43d	1	0.47mi
1506 Cimarron Ave Richland, WA	3.0	2.0	1500	$2,095	$1.40	43d	1	0.49mi
1148 Columbia Park Trl Richland, WA	2.0	2.0	1375	$2,075	$1.51	20d	1	1.00mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	43d	1	1.00mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	13d	9	1.09mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	43d	1	1.18mi
1529 Columbia Park Trl Richland, WA	1.0–2.0	1.0–2.0	992	$1,870	$1.89	13d	6	1.31mi

Listing history 14 events

1. 2026-06-18
   days on market $1,995 Active 17 DOM
2. 2026-06-17
   days on market $1,995 Active 16 DOM
3. 2026-06-16
   days on market $1,995 Active 15 DOM
4. 2026-06-15
   days on market $1,995 Active 14 DOM
5. 2026-06-14
   days on market $1,995 Active 12 DOM
6. 2026-06-13
   days on market $1,995 Active 11 DOM
7. 2026-06-10
   days on market $1,995 Active 9 DOM
8. 2026-06-09
   days on market $1,995 Active 8 DOM
9. 2026-06-08
   days on market $1,995 Active 7 DOM
10. 2026-06-07
    days on market $1,995 Active 6 DOM
11. 2026-06-05
    days on market $1,995 Active 3 DOM
12. 2026-06-03
    days on market $1,995 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $1,995 Active 1 DOM

ⓘ 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 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 · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,072
• − Mortgage interest: −$20,971
• − Property taxes: −$5,616
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$10,891
• Taxable loss: −$18,289
• Est. tax savings @ 24.0%: +$4,389
• After-tax cash flow: $-6,851/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

-98.8% since first listed

4 events — show timeline

• 2026-06-01 Listed $1,995 PACMLS
• 2014-09-10 Sold (MLS) $165,000 PACMLS
• 2014-08-12 Listed $168,500 PACMLS
• 2013-06-14 Listed $163,900 PACMLS

Property tax history

+6.0%/yr

Latest (2026): $3,208 · +1.6% YoY. Source: county tax records.