119 N Waverly Place Unit A Pl Unit A · Kennewick, WA 99336

$149,900

2 bd · 1.0 ba · 1,020 sqft · Condo · 91 Days on market

Built 1960 Good condition $147/sqft · 19% below area Est $185k · 19% under $325/mo HOA · 22% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 291394 Enjoy easy, low-maintenance living in this ground-level co-op located along the 9th fairway of Zintel Golf Course Unit A. This 1-bedroom, 1-bath home offers a flexible layout with the option to create a second bedroom or home office—simply add a closet to expand the space to fit your needs. Designed for comfort and convenience, the unit features single-level living, a walk-in shower for easy accessibility, and an updated mini-split system that replaces the original baseboard heating, providing efficient heating and cooling year-round. Large windows bring in natural light and showcase the peaceful golf course setting just outside your door. This home also includes two designated parking spaces—one covered space under the carport with additional storage, and a second space located directly in front of the unit for everyday convenience. With co-op dues covering many exterior maintenance items, this property offers a truly simplified lifestyle in a quiet, desirable setting. Whether you're looking to downsize or enjoy a more relaxed pace of living, this is a wonderful opportunity to be part of the Zintel Golf Course community.

Key facts

• Large windows
• Flexible layout
• Walk-in shower

Tags

• GROUND-LEVEL CO-OP
• FLEXIBLE LAYOUT
• WALK-IN SHOWER
• UPDATED MINI-SPLIT SYSTEM
• LARGE WINDOWS
• TWO DESIGNATED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (2.5% below list).
• Recommended offer: $120k (19.9% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: Hawthorne Elementary School (474 students, 80% FRL); Highlands Middle School (750 students, 84% FRL); Southridge High School (1,641 students, 55% FRL) — zoned schools average 73% FRL vs 48% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 292 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $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 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $120,069 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 8.5

CMA / ARV

• ARV (median comp): $185,293
• List price: $149,900
• Delta: -19.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.6%
• Equity multiple: 0.13×
• Total profit: $-36,623
• Equity at exit: $22,351

10-year hold

• IRR: -19.9%
• Equity multiple: -0.08×
• Total profit: $-45,515
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$325
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-206

Break-even live

Break-even rent $1,723

Max offer price $120,069

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-154	+0% $-206	+5% $-258	+10% $-310
Rent	-10% $-322	-5% $-264	+0% $-206	+5% $-148	+10% $-91
Rate	-1.0pp $-131	-0.5pp $-168	base $-206	+0.5pp $-245	+1.0pp $-285

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	45d	1	0.06mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	22d	1	0.33mi
2525 W Grand Ronde Ave Kennewick, WA	2.0–3.0	1.0–2.0	1044	$1,345	$1.29	15d	4	0.37mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	15d	1	0.44mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	22d	1	0.53mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	45d	1	0.56mi
603 N Ely St Kennewick, WA	3.0	1.0	1204	$1,895	$1.57	45d	1	0.57mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	22d	1	0.64mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	45d	1	0.74mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	45d	1	0.75mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	15d	1	0.77mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	45d	1	0.77mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	15d	1	0.77mi
425 S Olympia St Kennewick, WA	2.0	1.0–2.0	1000	$1,335	$1.33	15d	9	0.79mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	45d	1	0.82mi
N Johnson St Kennewick, WA	2.0	1.5	1100	$1,450	$1.32	22d	3	0.82mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	45d	1	0.87mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	22d	1	0.87mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	15d	1	0.89mi
911 W Entiat Ave Kennewick, WA	2.0–3.0	2.5	1392	$1,725	$1.24	22d	5	0.90mi
3119 W 7th Ave Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	15d	1	0.92mi
3119 W 7th Ave Unit C120 Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	22d	1	0.92mi
1000 W 5th Ave Kennewick, WA	3.0–4.0	2.0	1157	$1,371	$1.18	15d	4	0.95mi
1163 S Underwood Pl #110 Kennewick, WA	3.0	2.5	1478	$2,395	$1.62	45d	1	0.95mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	15d	3	0.96mi
1107 W 5th Ave Kennewick, WA	2.0	1.0	850	$1,588	$1.87	15d	2	0.99mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	22d	1	1.01mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	45d	1	1.02mi
601 S Kent St Unit 601 F205 Kennewick, WA	2.0	1.0	867	$1,275	$1.47	15d	1	1.02mi
601 S Kent St Unit 601 C202 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	22d	1	1.02mi
601 S Kent St Unit 601 K203 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	45d	1	1.02mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	15d	8	1.04mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	45d	1	1.05mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	22d	1	1.05mi
3320 W 9th Ave Unit 30 Kennewick, WA	2.0	2.0	1200	$1,400	$1.17	45d	1	1.09mi
1114 W 10th Ave Kennewick, WA	3.0	1.0–2.0	829	$1,342	$1.62	15d	41	1.09mi
1110 S Newport St Unit 1110ne B Kennewick, WA	2.0	2.0	995	$1,300	$1.31	45d	1	1.13mi
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,599	$1.39	15d	5	1.13mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	22d	1	1.15mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	45d	1	1.15mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: exterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 91 DOM
2. 2026-06-17
   days on market $149,900 Active 90 DOM
3. 2026-06-16
   days on market $149,900 Active 89 DOM
4. 2026-06-15
   days on market $149,900 Active 88 DOM
5. 2026-06-14
   days on market $149,900 Active 86 DOM
6. 2026-06-13
   days on market $149,900 Active 85 DOM
7. 2026-06-10
   days on market $149,900 Active 83 DOM
8. 2026-06-09
   days on market $149,900 Active 82 DOM
9. 2026-06-08
   days on market $149,900 Active 81 DOM
10. 2026-06-07
    days on market $149,900 Active 80 DOM
11. 2026-06-05
    days on market $149,900 Active 77 DOM
12. 2026-06-03
    days on market $149,900 Active 76 DOM
13. 2026-06-02
    days on market $149,900 Active 75 DOM
14. 2026-06-01
    days on market $149,900 Active 74 DOM
15. 2026-05-31
    days on market $149,900 Active 73 DOM
16. 2026-05-30
    days on market $149,900 Active 72 DOM
17. 2026-03-19
    listed $149,900 Active 1163-char remark

    Show marketing remark (1163 chars)

    MLS# 291394 Enjoy easy, low-maintenance living in this ground-level co-op located along the 9th fairway of Zintel Golf Course Unit A. This 1-bedroom, 1-bath home offers a flexible layout with the option to create a second bedroom or home office—simply add a closet to expand the space to fit your needs. Designed for comfort and convenience, the unit features single-level living, a walk-in shower for easy accessibility, and an updated mini-split system that replaces the original baseboard heating, providing efficient heating and cooling year-round. Large windows bring in natural light and showcase the peaceful golf course setting just outside your door. This home also includes two designated parking spaces—one covered space under the carport with additional storage, and a second space located directly in front of the unit for everyday convenience. With co-op dues covering many exterior maintenance items, this property offers a truly simplified lifestyle in a quiet, desirable setting. Whether you're looking to downsize or enjoy a more relaxed pace of living, this is a wonderful opportunity to be part of the Zintel Golf Course community.

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,541
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − HOA: −$3,900
• − Depreciation: −$4,361
• Taxable loss: −$4,921
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-1,293/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 75/100 Cosmetic rehab

This ground-level co-op offers a good condition with minimal repairs needed. The property's location near a golf course adds value, and updates to the kitchen and bathroom would significantly enhance its resale and rental potential.

Repairs flagged

• Minor kitchen backsplash — The backsplash could be updated for a fresh look.
• Minor bathroom fixtures — Refreshing the fixtures would improve the bathroom's appearance.
• Minor landscaping — Enhancing the landscaping would improve curb appeal and add value to the property.

Value-add opportunities

• Both Paint the interior walls — Refreshing the walls would improve the overall appearance and add value.
• Both Replace the kitchen countertops — New countertops would enhance the kitchen's functionality and aesthetics.
• Both Update the bathroom fixtures — Modernizing the bathroom would improve its functionality and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · The backsplash could be updated for a fresh look.	Minor	$500–3,000
bathroom fixtures · Refreshing the fixtures would improve the bathroom's appearance.	Minor	$500–3,000
landscaping · Enhancing the landscaping would improve curb appeal and add value to the property.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint the interior walls — Refreshing the walls would improve the overall appearance and add value. ↑
• Both Replace the kitchen countertops — New countertops would enhance the kitchen's functionality and aesthetics. ↑
• Both Update the bathroom fixtures — Modernizing the bathroom would improve its functionality and add value to the property. ↑

ⓘ 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

1 event — show timeline

• 2026-03-19 Listed $149,900 PACMLS