1136 Harrison Pl · Kennewick, WA 99336

$145,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 43 Days on market

Built 2021 Good condition $118/sqft · 7% above area Est $135k · 7% over ↓ 5% since listing

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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).

• Cash flow +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• ARV discount +4.2/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 251345 MLS# 0 MLS# 248843 Welcome Home, 55+ Community! This Skyline built home offers you ease of maintenance with many extras & location to everything. Designer and efficient touches throughout with subway tile backsplash, farm kitchen sink, Stainless Steel Electric appliances, side by side fridge, dishwasher & range. The master bedroom & bath have a walk in closet. You'll have a carport with a paved 2 car driveway & a custom address sign . The outside is zero landscaped with curbing, rock & artificial turf. There will be a community area where your pet will be welcomed off leash to enjoy the outside safely & within a short walk to Lawrence Scott Park. The lot lease includes water, sewer, trash, landscape & road maintenance. The home is also equipped with it's own utility meter. Other home lots available in the community call for pricing & information.

Key facts

• Large picture window
• Natural light
• Vaulted ceilings

Tags

• NATURAL LIGHT
• LARGE PICTURE WINDOW
• VAULTED CEILINGS
• ALL APPLIANCES INCLUDED
• PET FRIENDLY
• MOVE IN READY

Property features AI

Exterior

• Parking: Carport (no garage)
• Utilities: Public water; Electric on property; Sewer connected
• Home design: Manufactured home; Single-story; One level; New construction; Chmn/Ramada make
• Construction: Lap siding; Composition roof
• Exterior features: Full fencing; Cul-de-sac lot; Paved road access; Accessible entrance; Located in a mobile home park; Curbs (community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range/Oven
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Walk-in closets; Laminate countertops; High ceilings; Window coverings; Double-pane windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Rents rising (+3.4%/yr); 286 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $134,965
• List price: $145,000
• Delta: 7.44%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1149 N Harrison Pl	0.04mi	3/2.0	1,232 (0%)	8mo	$135,000	$110	92
1137 N Harrison Pl #7	0.00mi	3/2.0	1,232 (0%)	18mo	$160,000	$130	85
4718 W Hood Ave	0.75mi	3/2.0	1,056 (-14%)	22mo	$269,500	$255	23

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,404
• Equity at exit: $21,620

10-year hold

• IRR: 7.9%
• Equity multiple: 1.61×
• Total profit: $24,834
• Equity at exit: $12,537

Cash invested: $40,600 (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 99336

• Rents YoY: 3.4%
• Active inventory: 286
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $305

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 77%

Sensitivity live

Price	-10% $405	-5% $355	+0% $305	+5% $255	+10% $205
Rent	-10% $174	-5% $240	+0% $305	+5% $370	+10% $436
Rate	-1.0pp $378	-0.5pp $342	base $305	+0.5pp $267	+1.0pp $229

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 N Cleveland St Unit D Kennewick, WA	2.0	1.0	936	$1,250	$1.34	44d	1	0.44mi
530 N Edison St Kennewick, WA	1.0–2.0	1.0	700	$1,657	$2.37	14d	11	0.61mi
1148 N Yost St Kennewick, WA	3.0	2.5	1324	$1,863	$1.41	22d	1	0.61mi
720 N Arthur St Kennewick, WA	3.0	1.5	1200	$1,545	$1.29	14d	9	0.65mi
507 N Arthur St Kennewick, WA	1.0–2.0	1.0	809	$1,399	$1.73	14d	6	0.65mi
4711 W Metaline Ave Kennewick, WA	1.0–2.0	1.0	777	$1,525	$1.96	22d	7	0.66mi
465 N Arthur St Kennewick, WA	2.0	1.0	717	$1,550	$2.16	44d	1	0.69mi
1216 N Williams St Unit B Kennewick, WA	2.0	1.5	1080	$1,700	$1.57	44d	1	0.71mi
5100 W Clearwater Ave Kennewick, WA	1.0–3.0	1.0–2.0	1068	$1,843	$1.72	14d	6	0.75mi
460 N Arthur St Kennewick, WA	2.0	1.0–2.0	749	$1,700	$2.27	14d	7	0.78mi
100 N Irving Pl Unit H101 Kennewick, WA	3.0	1.5	1120	$1,699	$1.52	45d	1	0.84mi
100 N Irving Pl Unit E105 Kennewick, WA	2.0	1.0	858	$1,450	$1.69	45d	1	0.84mi
100 N Irving Pl Unit H202 Kennewick, WA	2.0	1.0	858	$1,395	$1.63	45d	1	0.84mi
100 N Irving Pl Unit C203 Kennewick, WA	2.0	1.0	858	$1,275	$1.49	45d	1	0.84mi
100 N Irving Pl Unit K101 Kennewick, WA	3.0	1.5	1120	$1,700	$1.52	45d	1	0.84mi
100 N Irving Pl Unit G205 Kennewick, WA	2.0	1.0	858	$1,250	$1.46	45d	1	0.84mi
100 N Irving Pl Kennewick, WA	1.0–3.0	1.0–1.5	939	$1,750	$1.86	14d	11	0.84mi
318 N Arthur St Kennewick, WA	2.0–3.0	2.0	1113	$1,975	$1.77	14d	1	0.86mi
445 N Volland St Kennewick, WA	1.0–2.0	1.0	735	$1,294	$1.76	14d	7	0.86mi
801 N Tweedt St Kennewick, WA	1.0–2.0	1.0	779	$1,350	$1.73	22d	3	0.88mi
5702 W Kennewick Pl #110 Kennewick, WA	3.0	2.5	1435	$1,695	$1.18	14d	1	0.89mi
609 N Tweedt St Kennewick, WA	2.0	1.0	950	$1,295	$1.36	14d	1	0.95mi
4421 W Hood Ave Kennewick, WA	2.0	1.5	942	$1,412	$1.50	14d	3	0.95mi
440 N Volland St Kennewick, WA	1.0–3.0	1.0–1.5	958	$1,600	$1.67	14d	7	1.02mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	14d	1	1.10mi
32 S Quay St #4 Kennewick, WA	2.0	1.0	782	$1,195	$1.53	44d	1	1.12mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	44d	1	1.16mi
200 S Union St Kennewick, WA	2.0	1.0–1.5	860	$1,348	$1.57	14d	2	1.24mi
1013 N Neel St Kennewick, WA	2.0	1.0	1000	$1,650	$1.65	44d	1	1.26mi
108 S Tweedt Pl Kennewick, WA	2.0	2.0	1258	$1,795	$1.43	44d	1	1.31mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	44d	1	1.33mi
4215 W 2nd Ave Kennewick, WA	3.0	2.0	1348	$2,595	$1.93	44d	1	1.37mi
1775 Columbia Park Trl Richland, WA	2.0	1.0	943	$1,602	$1.70	14d	3	1.46mi

Listing history 17 events

1. 2026-06-14
   statusdays on market $145,000 Pending 43 DOM
2. 2026-06-13
   days on market $145,000 Active 42 DOM
3. 2026-06-10
   days on market $145,000 Active 40 DOM
4. 2026-06-09
   days on market $145,000 Active 39 DOM
5. 2026-06-08
   days on market $145,000 Active 38 DOM
6. 2026-06-07
   days on market $145,000 Active 37 DOM
7. 2026-06-05
   days on market $145,000 Active 34 DOM
8. 2026-06-03
   days on market $145,000 Active 33 DOM
9. 2026-06-02
   days on market $145,000 Active 32 DOM
10. 2026-06-01
    days on market $145,000 Active 31 DOM
11. 2026-05-31
    days on market $145,000 Active 30 DOM
12. 2026-05-30
    days on market $145,000 Active 29 DOM
13. 2026-05-01
    listed $145,000 Active 808-char remark
14. 2025-09-08
    price $150,000
15. 2025-05-20
    price $169,000
16. 2021-11-16
    soldstatus $152,000

    Show marketing remark (918 chars)

    MLS# 251345 MLS# 0 MLS# 248843 Welcome Home, 55+ Community! This Skyline built home offers you ease of maintenance with many extras & location to everything. Designer and efficient touches throughout with subway tile backsplash, farm kitchen sink, Stainless Steel Electric appliances, side by side fridge, dishwasher & range. The master bedroom & bath have a walk in closet. You'll have a carport with a paved 2 car driveway & a custom address sign . The outside is zero landscaped with curbing, rock & artificial turf. There will be a community area where your pet will be welcomed off leash to enjoy the outside safely & within a short walk to Lawrence Scott Park. The lot lease includes water, sewer, trash, landscape & road maintenance. The home is also equipped with it's own utility meter. Other home lots available in the community call for pricing & information.

17. 2021-02-02
    listed $152,000

    Show marketing remark (918 chars)

    MLS# 251345 MLS# 0 MLS# 248843 Welcome Home, 55+ Community! This Skyline built home offers you ease of maintenance with many extras & location to everything. Designer and efficient touches throughout with subway tile backsplash, farm kitchen sink, Stainless Steel Electric appliances, side by side fridge, dishwasher & range. The master bedroom & bath have a walk in closet. You'll have a carport with a paved 2 car driveway & a custom address sign . The outside is zero landscaped with curbing, rock & artificial turf. There will be a community area where your pet will be welcomed off leash to enjoy the outside safely & within a short walk to Lawrence Scott Park. The lot lease includes water, sewer, trash, landscape & road maintenance. The home is also equipped with it's own utility meter. Other home lots available in the community call for pricing & information.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,852
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,218
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,314/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2021-built manufactured home is in excellent condition with modern amenities and a move-in ready exterior. It offers a good balance of curb appeal and interior comfort, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Replace carpet with hardwood flooring — Improves both resale and rental value.
• Both Install modern lighting fixtures — Enhances curb appeal and interior aesthetics.
• Both Add a small outdoor patio furniture set — Enhances curb appeal and provides additional outdoor living space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet with hardwood flooring — Improves both resale and rental value. ↑
• Both Install modern lighting fixtures — Enhances curb appeal and interior aesthetics. ↑
• Both Add a small outdoor patio furniture set — Enhances curb appeal and provides additional outdoor living space. ↑

ⓘ 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: 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): 50,735
• Household income: $62,527
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2605.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 55% Hispanic / Latino 37% Two or more races 15% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31% Cuban 2%
• Common ancestry: Portuguese 4% Slovak 3% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Arabic 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: ▼ -408.26%
• Current HPI: 256.1143
• Rent YoY: ▲ 3.39%
• 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

-4.6% since first listed

6 events — show timeline

• 2026-06-13 Pending — PACMLS
• 2026-05-01 Listed $145,000 PACMLS
• 2025-09-08 Price Changed $150,000 PACMLS
• 2025-05-20 Price Changed $169,000 PACMLS
• 2021-11-16 Sold (MLS) $152,000 PACMLS
• 2021-02-02 Listed $152,000 PACMLS