7901 W Clearwater Ave. #162a Ave Unit 162a · Kennewick, WA 99336

$59,999

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 198 Days on market

Built 1977 $82/sqft · 22% below area Est $77k · 22% under

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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# 289253 Well maintained and move-in ready home in a prime location! Enjoy a bright and welcoming interior, plus a private outdoor patio perfect for relaxing or entertaining. Convenient off-street parking adds privacy and ease. Located close to shopping, dining, parks, and major routes. centers. This Manufactured Home features a central air system for efficient year-round comfort, and a remodeled bathroom with modern finishes. A great opportunity for low-maintenance living in a well-kept community.

Key facts

• Remodeled bathroom
• Central air system
• Off-street parking

Tags

• PRIVATE OUTDOOR PATIO
• OFF-STREET PARKING
• CENTRAL AIR SYSTEM
• REMODELED BATHROOM
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

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 $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.7% 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: 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.
• Zoned schools: Ridge View Elementary School (334 students, 38% FRL); Desert Hills Middle School (889 students, 29% FRL); Kamiakin High School (1,884 students, 43% FRL).
• Market conditions: Rents rising (+3.4%/yr); 292 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent runs 33% 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 $415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 2.90% ✓
• Cap rate: 26.74%
• Cash-on-cash: 73.01%
• DSCR: 4.25
• GRM: 2.9

CMA / ARV

• ARV (median comp): $77,000
• List price: $59,999
• Delta: -22.08%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 73.2%
• Equity multiple: 4.34×
• Total profit: $56,048
• Equity at exit: $8,946

10-year hold

• IRR: 77.1%
• Equity multiple: 9.06×
• Total profit: $135,410
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $1,022

Break-even live

Break-even rent $445

Max offer price $59,999

Occupancy floor 36%

Sensitivity live

Price	-10% $1,056	-5% $1,039	+0% $1,022	+5% $1,005	+10% $988
Rent	-10% $885	-5% $953	+0% $1,022	+5% $1,091	+10% $1,159
Rate	-1.0pp $1,052	-0.5pp $1,037	base $1,022	+0.5pp $1,007	+1.0pp $991

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$1,770	$1.91	15d	13	0.31mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$1,875	$1.97	15d	10	0.67mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	15d	9	0.69mi
1950 Bellerive Dr Richland, WA	2.0	1.0	710	$1,058	$1.49	15d	5	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $59,999 Active 198 DOM
2. 2026-06-18
   days on market $59,999 Active 195 DOM
3. 2026-06-17
   days on market $59,999 Active 194 DOM
4. 2026-06-16
   days on market $59,999 Active 193 DOM
5. 2026-06-15
   days on market $59,999 Active 192 DOM
6. 2026-06-14
   days on market $59,999 Active 190 DOM
7. 2026-06-13
   days on market $59,999 Active 189 DOM
8. 2026-06-10
   days on market $59,999 Active 187 DOM
9. 2026-06-09
   days on market $59,999 Active 186 DOM
10. 2026-06-08
    days on market $59,999 Active 185 DOM
11. 2026-06-07
    days on market $59,999 Active 184 DOM
12. 2026-06-05
    days on market $59,999 Active 181 DOM
13. 2026-06-03
    days on market $59,999 Active 180 DOM
14. 2026-06-02
    days on market $59,999 Active 179 DOM
15. 2026-06-01
    days on market $59,999 Active 178 DOM
16. 2026-05-31
    days on market $59,999 Active 177 DOM
17. 2026-05-30
    days on market $59,999 Active 176 DOM
18. 2026-03-20
    price $59,999 506-char remark

    Show marketing remark (506 chars)

    MLS# 289253 Well maintained and move-in ready home in a prime location! Enjoy a bright and welcoming interior, plus a private outdoor patio perfect for relaxing or entertaining. Convenient off-street parking adds privacy and ease. Located close to shopping, dining, parks, and major routes. centers. This Manufactured Home features a central air system for efficient year-round comfort, and a remodeled bathroom with modern finishes. A great opportunity for low-maintenance living in a well-kept community.

19. 2025-12-05
    listed $62,000 Active 506-char remark

    Show marketing remark (506 chars)

    MLS# 289253 Well maintained and move-in ready home in a prime location! Enjoy a bright and welcoming interior, plus a private outdoor patio perfect for relaxing or entertaining. Convenient off-street parking adds privacy and ease. Located close to shopping, dining, parks, and major routes. centers. This Manufactured Home features a central air system for efficient year-round comfort, and a remodeled bathroom with modern finishes. A great opportunity for low-maintenance living in a well-kept community.

20. 2023-10-06
    soldstatus $55,000 Closed 497-char remark

    Show marketing remark (497 chars)

    MLS# 270883 Beautiful, well kept home in a 55+ community park. Open living room and kitchen with several upgrades. New laminate flooring, black top driveway, landscaping, ugs sprinklers, water heater, and gutters are all recent additions. The heating/air unit and roof were replaced in 2020. Very quiet living with a covered porch with ramp and two outdoor sheds for storage . All appliances stay with the house. Close to shops, restaurants, and parks. Call your favorite realtor to see it today!

21. 2023-09-13
    historical Active Under Contract 497-char remark

    Show marketing remark (497 chars)

    MLS# 270883 Beautiful, well kept home in a 55+ community park. Open living room and kitchen with several upgrades. New laminate flooring, black top driveway, landscaping, ugs sprinklers, water heater, and gutters are all recent additions. The heating/air unit and roof were replaced in 2020. Very quiet living with a covered porch with ramp and two outdoor sheds for storage . All appliances stay with the house. Close to shops, restaurants, and parks. Call your favorite realtor to see it today!

22. 2023-08-30
    listed $68,500 Active 497-char remark

    Show marketing remark (497 chars)

    MLS# 270883 Beautiful, well kept home in a 55+ community park. Open living room and kitchen with several upgrades. New laminate flooring, black top driveway, landscaping, ugs sprinklers, water heater, and gutters are all recent additions. The heating/air unit and roof were replaced in 2020. Very quiet living with a covered porch with ramp and two outdoor sheds for storage . All appliances stay with the house. Close to shops, restaurants, and parks. Call your favorite realtor to see it today!

23. 2015-11-19
    soldstatus $10,000
24. 2015-10-19
    listed $10,000
25. 2015-01-31
    soldstatus $10,000
26. 2014-10-31
    listed $10,000

ⓘ 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: $139 · $12/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: +$449/yr (+$37/mo · 323.6%)

ⓘ 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 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: $20,860
• − Mortgage interest: −$3,361
• − Property taxes: −$139
• − Insurance: −$300
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$1,745
• Taxable income: $11,978
• Est. tax owed @ 24.0%: −$2,875
• After-tax cash flow: $9,391/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

+500.0% since first listed

9 events — show timeline

• 2026-03-20 Price Changed $59,999 PACMLS
• 2025-12-05 Listed $62,000 PACMLS
• 2023-10-06 Sold (MLS) $55,000 PACMLS
• 2023-09-13 Contingent — PACMLS
• 2023-08-30 Listed $68,500 PACMLS
• 2015-11-19 Sold (MLS) $10,000 PACMLS
• 2015-10-19 Listed $10,000 PACMLS
• 2015-01-31 Sold (MLS) $10,000 PACMLS
• 2014-10-31 Listed $10,000 PACMLS

Property tax history

+5.9%/yr

Latest (2026): $139 · -5.7% YoY. Source: county tax records.