4476 S Palouse Pl · Kennewick, WA 99337

$2,295

4 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 12 Days on market

Built 2016 9,147 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous one-story rambler! Open floor plan concept with a large, vaulted living area creates a spacious feel. Split bedroom design means you have a private, quiet master bedroom. 4th bedroom/den/office included. Large dining area with 10' ceilings. Will be fully landscaped by the end of construction. There's still plenty of time to pick out some custom options! 12-18 We added a corner, soaker, garden tub to the master suite!

Key facts

• Dual vanities
• Soaking tub
• Gas fireplace

Tags

• OPEN LAYOUT
• SPACIOUS EAT-AT ISLAND
• GAS FIREPLACE
• HARD SURFACE FLOORING
• DUAL VANITIES
• SOAKING TUB

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage
• Home design: Single-family residence; Site-built on owned lot; One level / single-story; New construction
• Construction: Built as new construction
• Exterior features: Lot is approximately 0.21 acres; Subdivision: ROYAL ANN PH1; Zoned for single-family residential

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $2,295 price doesn't fit this home's estimated sale value (~$448,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $2k).
• Cap rate 1153.2% 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: 246 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent runs 34% of the median local income ($99k/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 $16 of loan paydown is wiped out by about $69 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 + 3.0% rent growth), your $643 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,295

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 121.85% ✓
• Cap rate: 1153.18%
• Cash-on-cash: 4096.04%
• DSCR: 183.25
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $448,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4612 S Quincy Pl	0.16mi	3/2.0 (-1)	1,805 (-2%)	2mo	$241,000	$134	82
4617 S Quincy Pl	0.15mi	4/2.5	1,934 (+5%)	3mo	$457,000	$236	80
3906 S Quincy St	0.25mi	3/2.0 (-1)	1,726 (-6%)	5mo	$435,000	$252	69
1716 W 40th Ave	0.26mi	4/2.0	1,678 (-9%)	6mo	$410,000	$244	68
3710 S Sharron St	0.44mi	3/2.0 (-1)	1,770 (-4%)	2mo	$405,000	$229	66
4806 S Kent St	0.44mi	3/3.0 (-1)	1,888 (+3%)	4mo	$450,000	$238	63
1519 W 33rd Pl	0.63mi	3/2.0 (-1)	1,770 (-4%)	5mo	$465,000	$263	55
2629 W 44th Pl	0.74mi	3/2.0 (-1)	1,904 (+4%)	1mo	$529,900	$278	54
4007 S Mayfield St	0.33mi	3/1.5 (-1)	1,584 (-14%)	4mo	$370,000	$234	51
909 W 34th Ave	0.73mi	4/2.5	1,925 (+5%)	6mo	$443,000	$230	51
2604 W 44th Pl	0.71mi	3/2.0 (-1)	2,052 (+12%)	0mo	$539,900	$263	42
2306 W 37th Ave	0.73mi	3/2.0 (-1)	1,598 (-13%)	4mo	$390,000	$244	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 217.89×
• Total profit: $139,371
• Equity at exit: $342

10-year hold

• IRR: —
• Equity multiple: 470.06×
• Total profit: $301,420
• Equity at exit: $198

Cash invested: $643 (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 99337

• Active inventory: 246
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,797 medium
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $34/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $2,193

Break-even live

Break-even rent $20

Max offer price $2,295

Occupancy floor 17%

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: $574
• Closing costs: $69
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 S Vancouver St Kennewick, WA	5.0	2.0	2149	$3,500	$1.63	43d	1	0.42mi
3704 S Vancouver St Kennewick, WA	3.0	2.0	1794	$2,195	$1.22	43d	1	0.60mi
1701 W 30th Ave Kennewick, WA	3.0	2.0	1500	$2,195	$1.46	13d	1	0.85mi

Listing history 9 events

1. 2026-06-03
   days on market $2,295 Active 12 DOM
2. 2026-06-02
   days on market $2,295 Active 11 DOM
3. 2026-06-01
   days on market $2,295 Active 10 DOM
4. 2026-05-31
   days on market $2,295 Active 9 DOM
5. 2026-05-30
   days on market $2,295 Active 8 DOM
6. 2026-05-22
   listed $2,295 Active
7. 2016-03-01
   soldstatus $220,630 430-char remark

   Show marketing remark (430 chars)

   Gorgeous one-story rambler! Open floor plan concept with a large, vaulted living area creates a spacious feel. Split bedroom design means you have a private, quiet master bedroom. 4th bedroom/den/office included. Large dining area with 10' ceilings. Will be fully landscaped by the end of construction. There's still plenty of time to pick out some custom options! 12-18 We added a corner, soaker, garden tub to the master suite!

8. 2015-12-11
   listed $217,100 430-char remark

   Show marketing remark (430 chars)

   Gorgeous one-story rambler! Open floor plan concept with a large, vaulted living area creates a spacious feel. Split bedroom design means you have a private, quiet master bedroom. 4th bedroom/den/office included. Large dining area with 10' ceilings. Will be fully landscaped by the end of construction. There's still plenty of time to pick out some custom options! 12-18 We added a corner, soaker, garden tub to the master suite!

9. 2014-08-29
   soldstatus $266,100

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $33,559
• − Mortgage interest: −$129
• − Property taxes: −$34
• − Insurance: −$11
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − Depreciation: −$67
• Taxable income: $27,948
• Est. tax owed @ 24.0%: −$6,708
• After-tax cash flow: $19,614/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): 33,287
• Household income: $98,848
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 430.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 13% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Portuguese 3% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Russian/Polish/Slavic 2%

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: ▼ -260.38%
• Current HPI: 245.5375
• Rent YoY: —
• 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

-99.1% since first listed

4 events — show timeline

• 2026-05-22 Listed $2,295 PACMLS
• 2016-03-01 Sold (MLS) $220,630 PACMLS
• 2015-12-11 Listed $217,100 PACMLS
• 2014-08-29 Sold (Public Records) $266,100 Public Records

Property tax history

+17.5%/yr

Latest (2026): $2,676 · -21.1% YoY. Source: county tax records.