What is the rental yield in Tri-Cities Research District, Richland, Washington?

The gross yield in Tri-Cities Research District, Richland, Washington is 3.8%. Prices are about 1% in line with Richland and 27% below Washington, and they have risen 12.4% over the past year. The Red Flag score is 67, walkability is 64, and education is in the 69th percentile.

How have prices changed in Tri-Cities Research District, Richland, Washington over the past year?

Prices in Tri-Cities Research District, Richland, Washington have risen 12.4% over the past year. The neighborhood is about 1% in line with Richland and 27% below Washington, with gross yield at 3.8%. It also has a Red Flag score of 67, walkability of 64, and education in the 69th percentile.

How does Tri-Cities Research District compare with Richland and Washington?

Tri-Cities Research District, Richland, Washington is priced about 1% in line with Richland and 27% below Washington. Gross yield is 3.8%, prices have risen 12.4% over the past year, and the neighborhood has a Red Flag score of 67, walkability of 64, and education in the 69th percentile.

Neighborhood

Tri-Cities Research District

Richland, Washington US

Tri-Cities Research District, Richland, Washington has a growth-oriented profile with a Red Flag score of 67, walkability of 64, and education in the 69th percentile. Prices are about 1% in line with Richland and 27% below Washington, while gross yield is 3.8%. Over the past year, prices have risen 12.4%. The main strength is the 12.4% price increase over the past year; the main risk is the 67 Red Flag score and the 3.8% gross yield.

AI Summary•Updated June 2026

Area

6.00 mi²

ZIP Code

99354

County

Benton County

State

Washington

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$484,856

YoY+12.4%

Gross Rental Yield

4.0%

Listed rent · ZORI annualized

Red Flag Index

High

67 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

69 / 100

Good · better than 69% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Tri-Cities Research District Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Tri-Cities Research District, Richland.

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price	$484,856	+12.4%
Price / Sq Ft (Verified)	$256/sqft	+10.9%
Asking Rent (Median)	$1,662/mo	+4.7%
Gross Rental Yield	4.0%	—
Liquidity Score	28 / 100	Low
Homes Sold (Period)	77	-1.3%

Is Tri-Cities Research District Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Washington crime context.

Red Flag Breakdown

67 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Earthquake80Very High

Heat80Very High

Wildfire60High

Strong Wind40Moderate

Hail40Moderate

Tornado20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Washington averaged 27.9 crimes and 3.3 violent per 1,000 residents (-13.0% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Appreciating market — +12.4% sale-price YoY

Active transaction volume — 77 homes sold last period

Dense amenities — 38 dining & 10 grocery options nearby

Flood risk is Very High (100/100)

Earthquake risk is Very High (80/100)

Insights are generated from Tri-Cities Research District's live DistrictScore metrics.

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Tri-Cities Research District Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Washington-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

8.0 µg/m³ Meets EPA, above WHO guideline+4.0% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Tri-Cities Research District centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 95% of U.S. neighborhoods.

Washington Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	27.9	3.3	-13.0%
2023	32.5	3.6	-12.5%
2022	37.5	3.8	+11.9%
2021	33.7	3.4	+12.1%
2020	30.3	2.9	+0.9%
2019	30.3	3.0	—

Reported at the state level — the finest official US crime aggregation; Tri-Cities Research District inherits the Washington figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Tri-Cities Research District

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Superfund (NPL)0.1 kmVery High

Industrial odor5 nearbyVery High

Point-source screening near Tri-Cities Research District: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

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Walkability & Amenities in Tri-Cities Research District

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

64

Somewhat Walkable

Walkability Score

10

Grocery

38

Dining

5

Schools

3

Universities

4

Hospitals

2

Pharmacies

27

Parks

1

Rail Transit

0

Coworking

POI counts are amenities within Tri-Cities Research District's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Tri-Cities Research District vs Richland vs Washington

How Tri-Cities Research District benchmarks against its city and state medians.

Benchmark vs City & State

In Tri-Cities Research District, the median sale price sits in line with the median for Richland neighborhoods and about 27% below the statewide median. Gross rental yield is 4.0%, against 4.4% for Richland neighborhoods and 3.9% statewide. Over the past 12 months, prices rose 12.4%. Transaction liquidity sits below the median for Richland neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Tri-Cities Research District	$256/sqft	4.0%	28
Richland	$258/sqft	4.4%	48
Washington	$352/sqft	3.9%	32

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Buying Property in the US as a Foreigner

Federal & Washington tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.74% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No general income tax; the 7% capital gains tax exempts real estate.

Transfer Tax

Real estate transfer tax: REET graduated 1.1-3% (mansion-style).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

Statewide rent control caps rent increases (HB 1217; 9.683% max for 2026); transfer tax is mansion-style.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Washington property-tax guidance for foreign buyers

Latest Richland Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Tri-Cities Research District Real Estate FAQ

Tri-Cities Research District, Richland, Washington has a growth-oriented profile. Prices are about 1% in line with Richland and 27% below Washington, gross yield is 3.8%, and prices have risen 12.4% over the past year. The Red Flag score is 67, walkability is 64, and education is in the 69th percentile.

Neighborhoods near Tri-Cities Research District

Compare Tri-Cities Research District with nearby neighborhoods in Richland.

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