203106 E Bowles Rd #86 · Finley, WA 99337

$100,000

3 bd · 2.0 ba · 924 sqft · SingleFamily public records · 81 Days on market

Built 2018 Fair condition $108/sqft · 63% below area

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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
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 290280 Are you tired of searching for an affordable home? This charming property is located in East Kennewick and offers 3 bedrooms and 2 bathrooms with a spacious yard—perfect for relaxing, entertaining, or enjoying outdoor activities. Conveniently located approximately 20 minutes from shopping, dining, and other local amenities. Don’t miss this great opportunity—schedule your private showing today! Note: This property is located in Homestead Mobile Home Park.

Key facts

• Spacious yard
• 2 parking spots
• Built 2018

Tags

• SPACIOUS YARD
• LOCATED IN EAST KENNEWICK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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.
• Finley School District (suburban): math 19% / reading 39% proficiency, ranked #265 of 291 in WA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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 $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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.
• Current owner paid $60k; list at $100k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.93% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.25%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (median comp): $271,952
• List price: $100,000
• Delta: -63.23%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.50×
• Total profit: $42,111
• Equity at exit: $14,910

10-year hold

• IRR: 42.2%
• Equity multiple: 4.99×
• Total profit: $111,704
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $916

Break-even live

Break-even rent $774

Max offer price $100,000

Occupancy floor 48%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-08
   status Pending 488-char remark

   Show marketing remark (488 chars)

   MLS# 290280 Are you tired of searching for an affordable home? This charming property is located in East Kennewick and offers 3 bedrooms and 2 bathrooms with a spacious yard—perfect for relaxing, entertaining, or enjoying outdoor activities. Conveniently located approximately 20 minutes from shopping, dining, and other local amenities. Don’t miss this great opportunity—schedule your private showing today! Note: This property is located in Homestead Mobile Home Park.

2. 2026-05-08
   status Pending

   Show marketing remark (488 chars)

   MLS# 290280 Are you tired of searching for an affordable home? This charming property is located in East Kennewick and offers 3 bedrooms and 2 bathrooms with a spacious yard—perfect for relaxing, entertaining, or enjoying outdoor activities. Conveniently located approximately 20 minutes from shopping, dining, and other local amenities. Don’t miss this great opportunity—schedule your private showing today! Note: This property is located in Homestead Mobile Home Park.

3. 2026-03-02
   status Active 488-char remark

   Show marketing remark (488 chars)

   MLS# 290280 Are you tired of searching for an affordable home? This charming property is located in East Kennewick and offers 3 bedrooms and 2 bathrooms with a spacious yard—perfect for relaxing, entertaining, or enjoying outdoor activities. Conveniently located approximately 20 minutes from shopping, dining, and other local amenities. Don’t miss this great opportunity—schedule your private showing today! Note: This property is located in Homestead Mobile Home Park.

4. 2026-03-02
   status Active

   Show marketing remark (488 chars)

   MLS# 290280 Are you tired of searching for an affordable home? This charming property is located in East Kennewick and offers 3 bedrooms and 2 bathrooms with a spacious yard—perfect for relaxing, entertaining, or enjoying outdoor activities. Conveniently located approximately 20 minutes from shopping, dining, and other local amenities. Don’t miss this great opportunity—schedule your private showing today! Note: This property is located in Homestead Mobile Home Park.

5. 2026-02-26
   status Pending 488-char remark

   Show marketing remark (488 chars)

   MLS# 290280 Are you tired of searching for an affordable home? This charming property is located in East Kennewick and offers 3 bedrooms and 2 bathrooms with a spacious yard—perfect for relaxing, entertaining, or enjoying outdoor activities. Conveniently located approximately 20 minutes from shopping, dining, and other local amenities. Don’t miss this great opportunity—schedule your private showing today! Note: This property is located in Homestead Mobile Home Park.

6. 2026-02-26
   status Pending

   Show marketing remark (488 chars)

   MLS# 290280 Are you tired of searching for an affordable home? This charming property is located in East Kennewick and offers 3 bedrooms and 2 bathrooms with a spacious yard—perfect for relaxing, entertaining, or enjoying outdoor activities. Conveniently located approximately 20 minutes from shopping, dining, and other local amenities. Don’t miss this great opportunity—schedule your private showing today! Note: This property is located in Homestead Mobile Home Park.

7. 2026-02-12
   listed $100,000 Active
8. 2026-02-03
   listed $100,000 Active 488-char remark

   Show marketing remark (488 chars)

   MLS# 290280 Are you tired of searching for an affordable home? This charming property is located in East Kennewick and offers 3 bedrooms and 2 bathrooms with a spacious yard—perfect for relaxing, entertaining, or enjoying outdoor activities. Conveniently located approximately 20 minutes from shopping, dining, and other local amenities. Don’t miss this great opportunity—schedule your private showing today! Note: This property is located in Homestead Mobile Home Park.

9. 2020-09-15
   soldstatus $60,000 555-char remark

   Show marketing remark (555 chars)

   Looking for a starter home? This home is located in Kennewick! It features 3 Bedrooms, 2 Bathrooms, open Living space to this beautifulKitchen and dining area with lots of storage space, and new appliances! New Owners & Park Manager!!!! Seller financing is available on approved credit. The Requirements are the following: 10% down, $500.00 Park Deposit, $25.00 park application fee pe radult over the age of 18, and must apply directly with mobile home park. For more information, please contact your favorite Realtor to schedule a private showing!

10. 2020-04-15
    listed $60,000 555-char remark

    Show marketing remark (555 chars)

    Looking for a starter home? This home is located in Kennewick! It features 3 Bedrooms, 2 Bathrooms, open Living space to this beautifulKitchen and dining area with lots of storage space, and new appliances! New Owners & Park Manager!!!! Seller financing is available on approved credit. The Requirements are the following: 10% down, $500.00 Park Deposit, $25.00 park application fee pe radult over the age of 18, and must apply directly with mobile home park. For more information, please contact your favorite Realtor to schedule a private showing!

11. 2019-06-27
    listed $60,000
12. 2019-03-21
    listed $54,950

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$434/yr (+$36/mo · 79.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% 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: $23,202
• − Mortgage interest: −$5,602
• − Property taxes: −$546
• − Insurance: −$500
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$2,909
• Taxable income: $9,933
• Est. tax owed @ 24.0%: −$2,384
• After-tax cash flow: $8,607/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with average condition overall. It offers a good starting point for an investor looking to renovate and increase its value.

Repairs flagged

• Minor Paint — Some wear on interior walls.
• Minor Landscaping — Overgrown areas need trimming.
• Minor HVAC maintenance — No visible issues, but routine maintenance is due.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Rental Landscaping — Well-maintained landscaping can attract tenants.
• Both HVAC maintenance — Routine maintenance ensures comfort and energy efficiency for both buyers and tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear on interior walls.	Minor	$500–3,000
Landscaping · Overgrown areas need trimming.	Minor	$500–3,000
HVAC maintenance · No visible issues, but routine maintenance is due.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants. ↑
• Both HVAC maintenance — Routine maintenance ensures comfort and energy efficiency for both buyers and tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Finley School District
• NCES district ID: 5302910
• Math proficiency: 19% ▲ 1.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $61,141
• Composite: 29.28/100
• National rank: #11846
• State rank: #265 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

• Census place: Finley, WA
• 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

+82.0% since first listed

12 events — show timeline

• 2026-05-08 Pending — PACMLS
• 2026-05-08 Pending — NWMLS as Distributed by MLS Grid
• 2026-03-02 Relisted — PACMLS
• 2026-03-02 Relisted — NWMLS as Distributed by MLS Grid
• 2026-02-26 Pending — PACMLS
• 2026-02-26 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-12 Listed $100,000 NWMLS as Distributed by MLS Grid
• 2026-02-03 Listed $100,000 PACMLS
• 2020-09-15 Sold (MLS) $60,000 PACMLS
• 2020-04-15 Listed $60,000 PACMLS
• 2019-06-27 Listed $60,000 PACMLS
• 2019-03-21 Listed $54,950 PACMLS

Property tax history

-3.8%/yr

Latest (2026): $546 · +0.7% YoY. Source: county tax records.