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

$59,999

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 293 Days on market

Manufactured home Built 1977 Fair condition $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
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.5

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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 3.0% 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); 596 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 293 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 293 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.40% ✓
• Cap rate: 22.01%
• Cash-on-cash: 56.14%
• DSCR: 3.50
• GRM: 3.5

CMA / ARV

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

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5007 W Clearwater Ave #19	2.06mi	2/1.0	728 (0%)	2mo	$40,000	$55	64
7901 W Clearwater Unit #157 Ave #157	0.08mi	3/2.0 (+1)	924 (+27%)	1mo	$48,000	$52	61
522 N Irving St	1.68mi	2/1.0	768 (+6%)	4mo	$275,000	$358	52
303 Gage Blvd #138	1.79mi	1/1.0 (-1)	704 (-3%)	3mo	$207,000	$294	52
303 Gage Blvd #237 Blvd	1.79mi	1/1.0 (-1)	704 (-3%)	6mo	$221,450	$315	50
303 Gage Blvd #224	1.83mi	2/1.0	898 (+23%)	2mo	$219,900	$245	38
2105 N Steptoe St #95 St Unit In-Ground Pool & Community Amenities!	1.81mi	2/2.0	858 (+18%)	0mo	$62,500	$73	36
5007 W Clearwater Ave #9	2.06mi	2/1.0	840 (+15%)	6mo	$29,000	$35	35
303 Gage Boulevard, # 223 Blvd	1.77mi	2/1.0	898 (+23%)	8mo	$213,000	$237	33
2105 N Steptoe #80 St	1.75mi	2/2.0	924 (+27%)	3mo	$77,000	$83	33
1428 Short Ave	1.85mi	2/1.0	576 (-21%)	10mo	$299,000	$519	31
2105 N Steptoe St Unit 50 St #50	1.77mi	2/2.0	944 (+30%)	6mo	$112,500	$119	31

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: 54.9%
• Equity multiple: 3.43×
• Total profit: $40,882
• Equity at exit: $8,946

10-year hold

• IRR: 60.1%
• Equity multiple: 7.09×
• Total profit: $102,327
• 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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $47,450 ($55/sqft)
• Median days on market: 308 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +91.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 99336

• Rents YoY: 3.4%
• Active inventory: 596
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $786

Break-even live

Break-even rent $445

Max offer price $59,999

Occupancy floor 40%

Sensitivity live

Price	-10% $820	-5% $803	+0% $786	+5% $769	+10% $752
Rent	-10% $672	-5% $729	+0% $786	+5% $843	+10% $900
Rate	-1.0pp $816	-0.5pp $801	base $786	+0.5pp $770	+1.0pp $755

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	$1,668	$1.80	0d	9	0.31mi
7918 W 10th Ave Kennewick, WA	2.0	1.0–2.0	800	$2,965	$3.71	6d	9	0.67mi
1950 Bellerive Dr Richland, WA	2.0	1.0	710	$1,336	$1.88	3d	3	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $59,999 Active 293 DOM
2. 2026-09-24
   days on market $59,999 Active 292 DOM
3. 2026-09-22
   days on market $59,999 Active 291 DOM
4. 2026-09-21
   days on market $59,999 Active 290 DOM
5. 2026-09-20
   days on market $59,999 Active 289 DOM
6. 2026-09-18
   days on market $59,999 Active 287 DOM
7. 2026-09-17
   days on market $59,999 Active 286 DOM
8. 2026-09-16
   days on market $59,999 Active 285 DOM
9. 2026-09-15
   days on market $59,999 Active 284 DOM
10. 2026-09-14
    days on market $59,999 Active 283 DOM
11. 2026-09-13
    days on market $59,999 Active 282 DOM
12. 2026-09-12
    days on market $59,999 Active 281 DOM
13. 2026-09-11
    days on market $59,999 Active 280 DOM
14. 2026-09-05
    days on market $59,999 Active 274 DOM
15. 2026-09-04
    days on market $59,999 Active 273 DOM
16. 2026-09-03
    days on market $59,999 Active 272 DOM
17. 2026-08-31
    days on market $59,999 Active 269 DOM
18. 2026-08-30
    days on market $59,999 Active 268 DOM
19. 2026-08-29
    days on market $59,999 Active 267 DOM
20. 2026-08-28
    days on market $59,999 Active 266 DOM
21. 2026-08-27
    days on market $59,999 Active 265 DOM
22. 2026-08-25
    days on market $59,999 Active 263 DOM
23. 2026-08-24
    days on market $59,999 Active 262 DOM
24. 2026-08-23
    days on market $59,999 Active 261 DOM
25. 2026-08-22
    days on market $59,999 Active 260 DOM
26. 2026-08-21
    days on market $59,999 Active 259 DOM
27. 2026-08-20
    days on market $59,999 Active 258 DOM
28. 2026-08-19
    days on market $59,999 Active 257 DOM
29. 2026-08-18
    days on market $59,999 Active 256 DOM
30. 2026-08-17
    days on market $59,999 Active 255 DOM
31. 2026-08-16
    days on market $59,999 Active 254 DOM
32. 2026-08-15
    days on market $59,999 Active 253 DOM
33. 2026-08-14
    days on market $59,999 Active 252 DOM
34. 2026-08-13
    days on market $59,999 Active 251 DOM
35. 2026-08-12
    days on market $59,999 Active 250 DOM
36. 2026-08-11
    days on market $59,999 Active 249 DOM
37. 2026-08-10
    days on market $59,999 Active 248 DOM
38. 2026-08-09
    days on market $59,999 Active 247 DOM
39. 2026-08-08
    days on market $59,999 Active 246 DOM
40. 2026-08-07
    days on market $59,999 Active 245 DOM
41. 2026-08-06
    days on market $59,999 Active 244 DOM
42. 2026-08-05
    days on market $59,999 Active 243 DOM
43. 2026-08-04
    days on market $59,999 Active 242 DOM
44. 2026-08-03
    days on market $59,999 Active 241 DOM
45. 2026-07-31
    days on market $59,999 Active 238 DOM
46. 2026-07-30
    days on market $59,999 Active 237 DOM
47. 2026-07-29
    days on market $59,999 Active 236 DOM
48. 2026-07-27
    days on market $59,999 Active 234 DOM
49. 2026-07-25
    days on market $59,999 Active 232 DOM
50. 2026-07-23
    days on market $59,999 Active 230 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: $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: $17,273
• − Mortgage interest: −$3,361
• − Property taxes: −$139
• − Insurance: −$300
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$1,745
• Taxable income: $8,964
• Est. tax owed @ 24.0%: −$2,151
• After-tax cash flow: $7,279/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,640–$10,920 screening

A fair condition manufactured home with cosmetic updates needed, offering a good opportunity for low-maintenance living in a well-kept community.

Repairs flagged

• Minor roof — no visible damage
• Minor exterior siding — slight wear
• Minor interior walls — slight discoloration

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both replace ceiling fans — improves comfort and energy efficiency ↑
• Resale update kitchen cabinets — modernizes the space and adds value ↑
• Resale install new flooring — improves aesthetics and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Fuerza Elementary Middle Desert Hills Middle School High Kamiakin High School

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

B Composite livability gradescore 78/100

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 · 219,421 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: 15% of renters

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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%

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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%

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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

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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.