312 S Columbia Center Blvd. #43 Blvd #43 · Kennewick, WA 99336

$109,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 54 Days on market

Built 1986 $65/sqft · 31% above area Est $83k · 31% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 292449 welcome to this beautifully maintained 3-bedroom, 2 bath manufactured home in a sought-after 55+ community! This move-in ready home offers a bright, open floor plan with vaulted ceilings, ceiling fans, and stylish wood laminate flooring throughout much of the home. The spacious kitchen is a standout feature, complete with abundant cabinet storage, generous counter space, and a convenient breakfast bar-perfect for everyday living and entertaining. All appliances are included, including washer and dryer, making this home turnkey. Retreat to the primary suite featuring a luxurious garden tub, separate walk-in shower, and ample space for comfort. Additional highlights include a larg

Key facts

• Covered wood deck
• Garage
• Built 1986

Tags

• COVERED WOOD DECK

Property features AI

Finance

• Other: Manufactured home (rented lot)
• HOA & community: Located in a community with curbs and sidewalks; Zoned for mobile home park

Exterior

• Parking: One total parking space; One covered space; Attached garage; Carport
• Utilities: Public water; Electricity on property; Cable connected; Sewer connected; Timed underground irrigation
• Home design: Manufactured double-wide home; One level; Residential property in a mobile home park; New construction
• Construction: Concrete construction; Composition roof
• Exterior features: Deck; Shed(s); Paved road access; Curbs and sidewalks (community)

Interior

• Kitchen: Dishwasher; Disposal; Range / Oven; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Breakfast bar; Soaking tub; Vaulted ceilings; Ceiling fans; Window coverings
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 47% 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 40% 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($106k) 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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: 1.92% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.73%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $83,000
• List price: $109,000
• Delta: 31.33%
• Verdict: OVERPRICED
• Comps: 18 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. #89 Blvd #89	0.11mi	3/2.0	1,716 (+2%)	3mo	$75,000	$44	89
312 S Columbia Center Blvd #79	0.08mi	3/2.0	1,809 (+8%)	2mo	$76,000	$42	82
312 S Columbia Center Blvd #90	0.11mi	3/2.0	1,620 (-4%)	11mo	$110,000	$68	80
7901 W Clearwater Ave #108	0.14mi	3/2.0	1,560 (-7%)	8mo	$91,500	$59	75
312 S Columbia Center Blvd #52	0.05mi	3/2.0	1,512 (-10%)	12mo	$65,000	$43	71
312 S Columbia Center Blvd #69	0.05mi	3/2.0	1,484 (-12%)	9mo	$62,000	$42	70
312 S Columbia Center Blvd. #95 Blvd #95	0.09mi	3/2.0	1,440 (-14%)	2mo	$34,250	$24	70
312 S Columbia Center Blvd., #68 Blvd	0.03mi	3/2.0	1,488 (-11%)	12mo	$142,000	$95	70
312 S Columbia Center Blvd. #56 Blvd #56	0.03mi	2/2.0 (-1)	1,512 (-10%)	11mo	$118,500	$78	68
312 S Columbia Center Blvd. #72 Blvd #72	0.07mi	2/2.0 (-1)	1,456 (-13%)	3mo	$43,000	$30	67
312 S Columbia Center Blvd Unit 21 Blvd #21	0.08mi	3/2.0	1,456 (-13%)	11mo	$129,000	$89	65
7901 W Clearwater Ave #201	0.25mi	3/2.0	1,512 (-10%)	12mo	$119,000	$79	62

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: 35.3%
• Equity multiple: 2.50×
• Total profit: $45,876
• Equity at exit: $16,252

10-year hold

• IRR: 42.3%
• Equity multiple: 5.06×
• Total profit: $124,054
• Equity at exit: $9,424

Cash invested: $30,520 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$572
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $985

Break-even live

Break-even rent $846

Max offer price $109,000

Occupancy floor 48%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	$2,010	$2.17	13d	13	0.32mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	13d	4	0.33mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	13d	9	0.56mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	13d	10	0.58mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	13d	1	0.81mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	43d	1	0.89mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	13d	9	0.94mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	43d	1	1.02mi
867 S Zeelar St Kennewick, WA	4.0	2.5	1968	$2,495	$1.27	43d	1	1.26mi
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	43d	1	1.26mi
33 N Jefferson Pl Unit 110 Kennewick, WA	3.0	2.5	1536	$1,950	$1.27	43d	1	1.32mi
5702 W Kennewick Pl #110 Kennewick, WA	3.0	2.5	1435	$1,695	$1.18	13d	1	1.38mi
100 N Irving Pl Kennewick, WA	1.0–3.0	1.0–1.5	939	$1,750	$1.86	13d	11	1.44mi
100 N Irving Pl Unit K101 Kennewick, WA	3.0	1.5	1120	$1,700	$1.52	44d	1	1.45mi
100 N Irving Pl Unit H101 Kennewick, WA	3.0	1.5	1120	$1,699	$1.52	44d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $109,000 Active 54 DOM
2. 2026-06-17
   days on market $109,000 Active 53 DOM
3. 2026-06-16
   days on market $109,000 Active 52 DOM
4. 2026-06-15
   days on market $109,000 Active 51 DOM
5. 2026-06-14
   days on market $109,000 Active 49 DOM
6. 2026-06-13
   days on market $109,000 Active 48 DOM
7. 2026-06-10
   days on market $109,000 Active 46 DOM
8. 2026-06-09
   days on market $109,000 Active 45 DOM
9. 2026-06-08
   days on market $109,000 Active 44 DOM
10. 2026-06-07
    days on market $109,000 Active 43 DOM
11. 2026-06-05
    days on market $109,000 Active 40 DOM
12. 2026-06-03
    days on market $109,000 Active 39 DOM
13. 2026-06-02
    days on market $109,000 Active 38 DOM
14. 2026-06-01
    days on market $109,000 Active 37 DOM
15. 2026-05-31
    days on market $109,000 Active 36 DOM
16. 2026-05-30
    days on market $109,000 Active 35 DOM
17. 2026-04-25
    listed $109,000 Active 1128-char remark

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: +$457/yr (+$38/mo · 74.8%)

ⓘ 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: $25,108
• − Mortgage interest: −$6,106
• − Property taxes: −$611
• − Insurance: −$545
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$3,171
• Taxable income: $10,658
• Est. tax owed @ 24.0%: −$2,558
• After-tax cash flow: $9,262/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

1 event — show timeline

• 2026-04-25 Listed $109,000 PACMLS

Property tax history

+54.4%/yr

Latest (2026): $611 · -5.7% YoY. Source: county tax records.