3324 W 19th Ave Unit 101 Ave #101 · Kennewick, WA 99338

$125,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 1 Days on market

Built 1990

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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 +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 1,848 sq. ft. manufactured home (1990 Nashua Castlewood, 28x66) situated in the desirable Sun Meadows Manufactured Home Park! This single-story home offers generous living space with excellent potential for personalization and comfortable family living. Step inside to find a functional layout ideal for everyday living and entertaining. The home features heat pump heating and cooling for year-round comfort. Enjoy the benefits of single-level living with ample room for bedrooms, baths, and living areas.

Key facts

• Community pool
• Built 1990

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Electric on property; Electricity connected; Sewer connected
• Home design: Manufactured home (double wide); One-level single-story; New construction; Manufactured on a rented lot
• Construction: Composition roof; Block and concrete perimeter foundation; Built as a Nashua Castlewood 28 x 66 double wide
• Exterior features: Community pool; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Range; Oven
• Bedrooms: Primary suite located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric forced-air heating
• Interior features: Walk-in closets; Laminate countertops; Vaulted ceilings; Primary bedroom on main level; Window coverings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 16.2% vs local median 3.3% in Kennewick — 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 78/100 on livability (#131 in WA, #2,599 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: schools D+, amenities D+, crime F.
• Kennewick School District (urban): math 43% / reading 58% proficiency, ranked #141 of 291 in WA (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 309 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F 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?
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: 1.80% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.21%
• DSCR: 2.57
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $347,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3324 W 19th Ave	0.06mi	3/2.0	1,608 (-13%)	2mo	$125,000	$78	74
1622 S Dennis Pl	0.39mi	3/2.0	1,885 (+2%)	6mo	$355,000	$188	74
3324 W 19th Ave #14	0.17mi	3/2.0	2,040 (+10%)	2mo	$140,000	$69	73
2210 S Ledbetter St	0.36mi	3/2.0	1,782 (-4%)	10mo	$220,000	$123	69
3201 W 21st Ave	0.36mi	3/2.0	1,776 (-4%)	14mo	$303,500	$171	66
1716 S Huntington Pl	0.12mi	3/2.5	1,586 (-14%)	6mo	$333,000	$210	64
2701 W 15th Pl	0.35mi	3/2.0	1,782 (-4%)	18mo	$350,000	$196	62
3324 W 19th Ave #87	0.10mi	3/2.0	1,620 (-12%)	16mo	$129,500	$80	62
2407 S Dennis St	0.70mi	3/2.0	1,840 (-0%)	12mo	$357,000	$194	57
3922 W 12th Ave	0.47mi	3/2.0	1,602 (-13%)	3mo	$352,000	$220	53
1703 S. Dennis St	0.44mi	4/2.0 (+1)	1,782 (-4%)	20mo	$330,000	$185	52
2402 S Conway St	0.70mi	3/2.0	1,716 (-7%)	10mo	$340,000	$198	47

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: 30.8%
• Equity multiple: 2.29×
• Total profit: $45,107
• Equity at exit: $18,638

10-year hold

• IRR: 38.0%
• Equity multiple: 4.52×
• Total profit: $123,338
• Equity at exit: $10,808

Cash invested: $35,000 (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 99338

• Active inventory: 309
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,027

Break-even live

Break-even rent $946

Max offer price $125,000

Occupancy floor 49%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 S Neel St Kennewick, WA	3.0	2.0	1401	$3,000	$2.14	13d	1	0.41mi
3119 W 7th Ave Unit C120 Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	21d	1	0.56mi
3119 W 7th Ave Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	13d	1	0.56mi
3426 W 7th Ave Unit D Kennewick, WA	3.0	2.0	1517	$2,000	$1.32	44d	1	0.63mi
3887 W 7th Ave Unit B-230 Kennewick, WA	3.0	2.0	1262	$1,850	$1.47	21d	1	0.68mi
1601 S Yelm St Kennewick, WA	4.0	2.0	1550	$2,495	$1.61	21d	1	0.72mi
1163 S Underwood Pl #110 Kennewick, WA	3.0	2.5	1478	$2,395	$1.62	43d	1	0.91mi
717 S Union St Kennewick, WA	3.0	1.0	1340	$1,895	$1.41	43d	1	0.92mi
722 S Union St Kennewick, WA	4.0	2.0	2181	$2,295	$1.05	43d	1	0.93mi
1913 S Rainier St Unit 110 Kennewick, WA	3.0	2.5	1800	$2,000	$1.11	43d	1	1.08mi
4215 W 2nd Ave Kennewick, WA	3.0	2.0	1348	$2,595	$1.93	43d	1	1.16mi
3910 W Kennewick Ave Unit 3910 Kennewick, WA	3.0	1.5	1645	$1,800	$1.09	43d	1	1.19mi
108 S Tweedt Pl Kennewick, WA	2.0	2.0	1258	$1,795	$1.43	43d	1	1.23mi
1707 W 6th Ave Unit A101 Kennewick, WA	4.0	2.0	2244	$2,150	$0.96	43d	1	1.26mi
1701 W 30th Ave Kennewick, WA	3.0	2.0	1500	$2,195	$1.46	13d	1	1.43mi
3064 S Dawes Pl Kennewick, WA	4.0	2.5	2088	$2,595	$1.24	43d	1	1.47mi

Listing history 2 events

1. 2026-06-18
   remarks 531-char remark
2. 2026-06-18
   listed $125,000 Active 1 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: $478 · $40/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$747/yr (+$62/mo · 156.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,951
• − Mortgage interest: −$7,002
• − Property taxes: −$478
• − Insurance: −$625
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$3,636
• Taxable income: $10,897
• Est. tax owed @ 24.0%: −$2,615
• After-tax cash flow: $9,707/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: Kennewick School District
• NCES district ID: 5303930
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $54,191
• Composite: 45.56/100
• National rank: #5667
• State rank: #141 of 291 in WA

Livability — Kennewick

• Score: 78/100
• State rank: #131
• US rank: #2599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennewick, WA
• County: Benton County · 186,895 people
• City population: 104,655
• Metro: Kennewick-Richland, WA
• Population (ZIP): 20,633
• Household income: $111,042
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 281.0

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 16% Two or more races 10% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 3% Slovak 3% Iranian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 10% Arabic 2% Other Indo-European 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: ▼ -167.63%
• Current HPI: 229.7474
• 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

1 event — show timeline

• 2026-06-18 Listed $125,000 PACMLS

Property tax history

-0.7%/yr

Latest (2026): $478 · -5.7% YoY. Source: county tax records.