1034 Gum St · Prosser, WA 99350

$285,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 16 Days on market

Built 1972 0.32 ac lot Est $347k · 18% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 293537 NEW PRICE 6.10.26 / INVESTMENT OPPORTUNITY IN THE HEART OF WASHINGTON'S WINE COUNTRY! This 1 level home has great bones and just needs some sweat equity, elbow grease and updating to make it shine again! Whether you're looking for a personal residence or a potential rental property - this home offers plenty of opportunity. This home features 1,344 square feet, 3 bedrooms, 1 full bath and a spacious 19' x 14' living room perfect for entertaining family and friends. The full bath includes a convenient utility area with overhead cabinets and a newer tile-surround shower/bath combo. The attached semi-converted garage could be returned to a 1 car garage with a little work (garage d

Key facts

• 0.32 acre lot
• Garage
• Built 1972

Property features AI

Exterior

• Parking: Attached garage (1 covered space, 1 total garage space); Off-street parking
• Utilities: Public water; Electricity connected; Sewer connected; Electric service on property
• Home design: Single-family residence; Site-built on owned lot; One-story
• Construction: Wood siding; Composition roof; Crawl space / no basement; New construction
• Exterior features: Patio; Storage structure; Cul-de-sac lot; Paved road access

Interior

• Kitchen: Water heater (appliance listed)
• Flooring: Laminate flooring; Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall unit(s) for cooling
• Interior features: Laminate counters; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (15.8% below list).
• Recommended offer: $240k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 233 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 $2k of loan paydown is wiped out by about $9k 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 16 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $285k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major 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 $240,000 (15.8% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $346,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 Elm St	0.09mi	3/1.0	1,325 (-1%)	8mo	$360,000	$272	87
1034 Hemlock St	0.06mi	4/1.0 (+1)	1,382 (+3%)	3mo	$349,999	$253	85
935 Court St	0.70mi	3/2.0	1,288 (-4%)	1mo	$171,000	$133	56
1129 Bordeaux St	0.29mi	2/2.0 (-1)	1,486 (+11%)	13mo	$383,000	$258	49
1000 Burgundy Pl	0.65mi	4/1.5 (+1)	1,422 (+6%)	5mo	$324,900	$228	49
320 San Fernando Way	0.66mi	3/2.0	1,402 (+4%)	12mo	$384,000	$274	48
912 Court St	0.74mi	3/2.0	1,400 (+4%)	8mo	$341,900	$244	48
1121 Bordeaux St	0.29mi	2/2.0 (-1)	1,544 (+15%)	10mo	$315,000	$204	44
919 Brown St	0.65mi	3/2.0	1,192 (-11%)	4mo	$360,000	$302	44
1345 Scenic Dr	0.60mi	3/2.5	1,530 (+14%)	8mo	$400,000	$261	36
941 Florence St	0.45mi	4/1.5 (+1)	1,153 (-14%)	17mo	$317,000	$275	34
827 Court St	0.74mi	2/2.0 (-1)	1,514 (+13%)	5mo	$333,500	$220	31

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-46,676
• Equity at exit: $42,494

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-41,291
• Equity at exit: $24,642

Cash invested: $79,800 (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 99350

• Home prices YoY: -31.6%
• Active inventory: 233
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$224 /mo · $2,687/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-8

Break-even live

Break-even rent $2,410

Max offer price $283,644

Occupancy floor 95%

Sensitivity live

Price	-10% $154	-5% $73	+0% $-8	+5% $-88	+10% $-169
Rent	-10% $-197	-5% $-102	+0% $-8	+5% $87	+10% $182
Rate	-1.0pp $136	-0.5pp $65	base $-8	+0.5pp $-82	+1.0pp $-157

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Molly Rose Ct Prosser, WA	3.0	2.0	1580	$2,400	$1.52	44d	1	0.32mi

Listing history 13 events

1. 2026-06-21
   days on market $285,000 Active 16 DOM
2. 2026-06-18
   days on market $285,000 Active 14 DOM
3. 2026-06-17
   days on market $285,000 Active 13 DOM
4. 2026-06-16
   days on market $285,000 Active 12 DOM
5. 2026-06-15
   days on market $285,000 Active 11 DOM
6. 2026-06-15
   days on market $285,000 Active 10 DOM
7. 2026-06-13
   days on market $285,000 Active 9 DOM
8. 2026-06-12
   pricedays on market $285,000 Active 8 DOM
9. 2026-06-09
   days on market $295,000 Active 5 DOM
10. 2026-06-08
    days on market $295,000 Active 4 DOM
11. 2026-06-08
    days on market $295,000 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $295,000 Active 2 DOM

ⓘ 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: $2,687 · $224/mo
• Projected year-2 tax: $2,793 · $233/mo
• Expected delta: +$106/yr (+$9/mo · 4.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $28,800
• − Mortgage interest: −$15,964
• − Property taxes: −$2,687
• − Insurance: −$2,222
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$8,291
• Taxable loss: −$4,973
• Est. tax savings @ 24.0%: +$1,193
• After-tax cash flow: $1,101/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

+227.8% since first listed

2 events — show timeline

• 2026-06-04 Listed $295,000 PACMLS
• 2014-10-06 Sold (Public Records) $90,000 Public Records

Property tax history

+8.1%/yr

Latest (2026): $2,687 · +0.5% YoY. Source: county tax records.