312 S Columbia Center Blvd. #51 Blvd #51 · Kennewick, WA 99336

$75,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 408 Days on market

Built 2009 $58/sqft · at area comps Est $90k · 17% under ↓ 46% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 284062 Gorgeous MFH in an over 55 years old community. This home looks and shows like its brand new. It has been very well taken care of and has spacious rooms throughout along with ceiling fans in every room. Kitchen has lots of storage along with lots of counter space and a breakfast bar. The cabinets are an upgrade made with naughty pine. The flooring in the home is the luxury wood vinyl along with carpets in the bedrooms. There is tile backsplash in the kitchen and bathrooms. Master bathroom has a good-sized walk-in shower. Laundry room features a brand-new washer and dryer. Outside the home there is a huge wood deck that was just stained to enjoy the outdoors on along with a private carport. Home is priced to sell!!!

Key facts

• Lots of storage
• Breakfast bar
• Tile backsplash

Tags

• CEILING FANS IN EVERY ROOM
• LOTS OF STORAGE
• BREAKFAST BAR
• TILE BACKSPLASH
• GOOD-SIZED WALK-IN SHOWER
• BRAND-NEW WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.8% 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); 292 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 38% 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 $519 of loan paydown is wiped out by about $2k 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 + 3.4% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.65% ✓
• Cap rate: 23.84%
• Cash-on-cash: 62.67%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (median comp): $90,000
• List price: $75,000
• Delta: -16.67%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Columbia Center Blvd #71 Blvd #71	0.10mi	3/2.0	1,296 (0%)	6mo	$70,000	$54	90
7901 W Clearwater Ave #154 Ave	0.26mi	3/2.0	1,296 (0%)	5mo	$90,000	$69	84
7901 W Clearwater Ave #137	0.34mi	3/2.0	1,296 (0%)	2mo	$102,500	$79	83
312 S Columbia Center Blvd. #42 Blvd #42	0.05mi	3/2.0	1,248 (-4%)	12mo	$130,000	$104	81
312 S Columbia Center Blvd. #63 Blvd #63	0.02mi	3/2.0	1,404 (+8%)	6mo	$65,500	$47	80
7901 W Clearwater Avenue #167 Ave #167	0.28mi	3/2.0	1,248 (-4%)	2mo	$90,000	$72	79
312 S Columbia Center Blvd. #95 Blvd #95	0.15mi	3/2.0	1,440 (+11%)	2mo	$34,250	$24	73
312 S Columbia Center Blvd Unit 21 Blvd #21	0.05mi	3/2.0	1,456 (+12%)	11mo	$129,000	$89	68
312 S Columbia Center Blvd. #72 Blvd #72	0.12mi	2/2.0 (-1)	1,456 (+12%)	3mo	$43,000	$30	67
312 S Columbia Center Blvd #69	0.08mi	3/2.0	1,484 (+14%)	9mo	$62,000	$42	64
312 S Columbia Center Blvd., #68 Blvd	0.08mi	3/2.0	1,488 (+15%)	12mo	$142,000	$95	62
7901 W Clearwater Ave #203	0.30mi	2/2.0 (-1)	1,404 (+8%)	12mo	$70,000	$50	57

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: 62.1%
• Equity multiple: 3.79×
• Total profit: $58,486
• Equity at exit: $11,183

10-year hold

• IRR: 66.7%
• Equity multiple: 7.86×
• Total profit: $144,118
• Equity at exit: $6,485

Cash invested: $21,000 (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 99336

• Rents YoY: 3.4%
• Active inventory: 292
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$393
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,097

Break-even live

Break-even rent $596

Max offer price $75,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,139	-5% $1,118	+0% $1,097	+5% $1,076	+10% $1,054
Rent	-10% $940	-5% $1,018	+0% $1,097	+5% $1,175	+10% $1,254
Rate	-1.0pp $1,135	-0.5pp $1,116	base $1,097	+0.5pp $1,077	+1.0pp $1,058

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	45d	1	0.26mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	14d	13	0.33mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	14d	4	0.37mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	14d	9	0.56mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	14d	10	0.58mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	45d	1	0.68mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	14d	1	0.76mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	45d	1	0.93mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	14d	9	0.96mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	45d	1	1.04mi
33 N Jefferson Pl Unit 110 Kennewick, WA	3.0	2.5	1536	$1,950	$1.27	45d	1	1.28mi
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	45d	1	1.31mi
5702 W Kennewick Pl #110 Kennewick, WA	3.0	2.5	1435	$1,695	$1.18	14d	1	1.33mi
100 N Irving Pl Kennewick, WA	1.0–3.0	1.0–1.5	939	$1,750	$1.86	14d	11	1.40mi
100 N Irving Pl Unit K101 Kennewick, WA	3.0	1.5	1120	$1,700	$1.52	45d	1	1.40mi
100 N Irving Pl Unit H101 Kennewick, WA	3.0	1.5	1120	$1,699	$1.52	45d	1	1.40mi

Listing history 24 events

1. 2026-06-21
   days on market $75,000 Active 408 DOM
2. 2026-06-18
   days on market $75,000 Active 405 DOM
3. 2026-06-17
   days on market $75,000 Active 404 DOM
4. 2026-06-16
   days on market $75,000 Active 403 DOM
5. 2026-06-15
   days on market $75,000 Active 402 DOM
6. 2026-06-14
   days on market $75,000 Active 400 DOM
7. 2026-06-13
   days on market $75,000 Active 399 DOM
8. 2026-06-10
   days on market $75,000 Active 397 DOM
9. 2026-06-09
   days on market $75,000 Active 396 DOM
10. 2026-06-08
    days on market $75,000 Active 395 DOM
11. 2026-06-07
    days on market $75,000 Active 394 DOM
12. 2026-06-05
    days on market $75,000 Active 391 DOM
13. 2026-06-03
    days on market $75,000 Active 390 DOM
14. 2026-06-02
    days on market $75,000 Active 389 DOM
15. 2026-06-01
    days on market $75,000 Active 388 DOM
16. 2026-05-31
    days on market $75,000 Active 387 DOM
17. 2026-05-30
    days on market $75,000 Active 386 DOM
18. 2026-04-26
    price $75,000 736-char remark

    Show marketing remark (736 chars)

    MLS# 284062 Gorgeous MFH in an over 55 years old community. This home looks and shows like its brand new. It has been very well taken care of and has spacious rooms throughout along with ceiling fans in every room. Kitchen has lots of storage along with lots of counter space and a breakfast bar. The cabinets are an upgrade made with naughty pine. The flooring in the home is the luxury wood vinyl along with carpets in the bedrooms. There is tile backsplash in the kitchen and bathrooms. Master bathroom has a good-sized walk-in shower. Laundry room features a brand-new washer and dryer. Outside the home there is a huge wood deck that was just stained to enjoy the outdoors on along with a private carport. Home is priced to sell!!!

19. 2026-02-15
    price $100,000 736-char remark

    Show marketing remark (736 chars)

    MLS# 284062 Gorgeous MFH in an over 55 years old community. This home looks and shows like its brand new. It has been very well taken care of and has spacious rooms throughout along with ceiling fans in every room. Kitchen has lots of storage along with lots of counter space and a breakfast bar. The cabinets are an upgrade made with naughty pine. The flooring in the home is the luxury wood vinyl along with carpets in the bedrooms. There is tile backsplash in the kitchen and bathrooms. Master bathroom has a good-sized walk-in shower. Laundry room features a brand-new washer and dryer. Outside the home there is a huge wood deck that was just stained to enjoy the outdoors on along with a private carport. Home is priced to sell!!!

20. 2025-12-20
    price $114,900 736-char remark

    Show marketing remark (736 chars)

    MLS# 284062 Gorgeous MFH in an over 55 years old community. This home looks and shows like its brand new. It has been very well taken care of and has spacious rooms throughout along with ceiling fans in every room. Kitchen has lots of storage along with lots of counter space and a breakfast bar. The cabinets are an upgrade made with naughty pine. The flooring in the home is the luxury wood vinyl along with carpets in the bedrooms. There is tile backsplash in the kitchen and bathrooms. Master bathroom has a good-sized walk-in shower. Laundry room features a brand-new washer and dryer. Outside the home there is a huge wood deck that was just stained to enjoy the outdoors on along with a private carport. Home is priced to sell!!!

21. 2025-11-04
    price $124,900 736-char remark

    Show marketing remark (736 chars)

    MLS# 284062 Gorgeous MFH in an over 55 years old community. This home looks and shows like its brand new. It has been very well taken care of and has spacious rooms throughout along with ceiling fans in every room. Kitchen has lots of storage along with lots of counter space and a breakfast bar. The cabinets are an upgrade made with naughty pine. The flooring in the home is the luxury wood vinyl along with carpets in the bedrooms. There is tile backsplash in the kitchen and bathrooms. Master bathroom has a good-sized walk-in shower. Laundry room features a brand-new washer and dryer. Outside the home there is a huge wood deck that was just stained to enjoy the outdoors on along with a private carport. Home is priced to sell!!!

22. 2025-07-25
    price $129,900 736-char remark

    Show marketing remark (736 chars)

    MLS# 284062 Gorgeous MFH in an over 55 years old community. This home looks and shows like its brand new. It has been very well taken care of and has spacious rooms throughout along with ceiling fans in every room. Kitchen has lots of storage along with lots of counter space and a breakfast bar. The cabinets are an upgrade made with naughty pine. The flooring in the home is the luxury wood vinyl along with carpets in the bedrooms. There is tile backsplash in the kitchen and bathrooms. Master bathroom has a good-sized walk-in shower. Laundry room features a brand-new washer and dryer. Outside the home there is a huge wood deck that was just stained to enjoy the outdoors on along with a private carport. Home is priced to sell!!!

23. 2025-07-01
    price $135,000 736-char remark

    Show marketing remark (736 chars)

    MLS# 284062 Gorgeous MFH in an over 55 years old community. This home looks and shows like its brand new. It has been very well taken care of and has spacious rooms throughout along with ceiling fans in every room. Kitchen has lots of storage along with lots of counter space and a breakfast bar. The cabinets are an upgrade made with naughty pine. The flooring in the home is the luxury wood vinyl along with carpets in the bedrooms. There is tile backsplash in the kitchen and bathrooms. Master bathroom has a good-sized walk-in shower. Laundry room features a brand-new washer and dryer. Outside the home there is a huge wood deck that was just stained to enjoy the outdoors on along with a private carport. Home is priced to sell!!!

24. 2025-05-09
    listed $139,000 Active 736-char remark

    Show marketing remark (736 chars)

    MLS# 284062 Gorgeous MFH in an over 55 years old community. This home looks and shows like its brand new. It has been very well taken care of and has spacious rooms throughout along with ceiling fans in every room. Kitchen has lots of storage along with lots of counter space and a breakfast bar. The cabinets are an upgrade made with naughty pine. The flooring in the home is the luxury wood vinyl along with carpets in the bedrooms. There is tile backsplash in the kitchen and bathrooms. Master bathroom has a good-sized walk-in shower. Laundry room features a brand-new washer and dryer. Outside the home there is a huge wood deck that was just stained to enjoy the outdoors on along with a private carport. Home is priced to sell!!!

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$175/yr (+$15/mo · 31.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 14 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: $23,818
• − Mortgage interest: −$4,201
• − Property taxes: −$560
• − Insurance: −$375
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$2,182
• Taxable income: $12,689
• Est. tax owed @ 24.0%: −$3,045
• After-tax cash flow: $10,116/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): 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

-46.0% since first listed

7 events — show timeline

• 2026-04-26 Price Changed $75,000 PACMLS
• 2026-02-15 Price Changed $100,000 PACMLS
• 2025-12-20 Price Changed $114,900 PACMLS
• 2025-11-04 Price Changed $124,900 PACMLS
• 2025-07-25 Price Changed $129,900 PACMLS
• 2025-07-01 Price Changed $135,000 PACMLS
• 2025-05-09 Listed $139,000 PACMLS

Property tax history

+0.7%/yr

Latest (2026): $560 · -5.7% YoY. Source: county tax records.