2105 N Steptoe #80 St · Kennewick, WA 99336

$85,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 23 Days on market

Built 1994 Est $78k · 10% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Year Price Special. Motivated Seller great Value. Wheel Chair Accessible & Move in Ready MFH in West Kennewick/South Richland area. Newer Heat Pump, remodeled master bath with walk in marbled shower, dual vanity. Roomy kitchen with both casual and formal dining. Closet organizers compliment each bedroom, the oversized den includes a custom set of wall cabinets. Very private deck for outdoor living, room for gardening plus a 10x10 storage shed for all your tools and supplies. Community pool.

Key facts

• Front deck
• Fencing
• New cabinets

Tags

• NEW CABINETS
• NEW COUNTERTOPS
• LARGE WALK-IN SHOWER
• FRONT DECK
• FENCING
• STORAGE SHED

Property features AI

Finance

• Other: New construction; Rented lot in mobile home park
• HOA & community: Located in a mobile home park; Community features: curbs, sidewalks

Exterior

• Parking: Detached garage; 1 covered parking space; 1 total garage space; Off-street parking; RV access/parking; Has open parking
• Utilities: Electricity connected; Sewer connected; Electric service on property
• Home design: Manufactured home (single wide); One story
• Construction: Composition roof; Redman manufacturer
• Exterior features: Deck; Partial fencing; Shed(s); Community in-ground pool

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator; Laminate counters; Breakfast bar
• Bedrooms: Master on main level
• Flooring: Other
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air; Heat pump; Electric heating; Forced air
• Interior features: Breakfast bar; Laminate counters; Vaulted ceilings; Ceiling fans; Master bedroom on main level; Window coverings; Double-pane windows; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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.
• Richland School District (urban): math 52% / reading 64% proficiency, ranked #61 of 291 in WA (top 21%) — 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 50 sale attempts since 24y ago; this cycle's ask is 121% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $85k implies a 183% gain — meaningful room to come down on a strong offer.

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 $83,725 (1.5% below list)

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. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.36%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $77,616
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 N Steptoe #80 St	0.00mi	2/2.0	924 (0%)	0mo	$77,000	$83	100
2105 N Steptoe St Unit 50 St #50	0.08mi	2/2.0	944 (+2%)	3mo	$112,500	$119	90
2105 N Steptoe St #99	0.02mi	2/2.0	924 (0%)	17mo	$54,900	$59	85
2105 N Steptoe St Unit 153 St #153	0.14mi	2/1.0	924 (0%)	23mo	$78,000	$84	70

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: 27.9%
• Equity multiple: 2.17×
• Total profit: $27,736
• Equity at exit: $12,674

10-year hold

• IRR: 35.6%
• Equity multiple: 4.34×
• Total profit: $79,413
• Equity at exit: $7,349

Cash invested: $23,800 (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: 286
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $642

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 54%

Sensitivity live

Price	-10% $700	-5% $671	+0% $642	+5% $612	+10% $583
Rent	-10% $519	-5% $580	+0% $642	+5% $703	+10% $765
Rate	-1.0pp $685	-0.5pp $663	base $642	+0.5pp $620	+1.0pp $597

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
785 Canyon St Unit 207 Richland, WA	2.0	2.0	1100	$1,500	$1.36	44d	1	0.14mi
785 Canyon St Unit 106 Richland, WA	2.0	2.0	1100	$1,600	$1.45	44d	1	0.15mi
1950 Bellerive Dr Richland, WA	2.0	1.0	710	$1,058	$1.49	14d	5	0.46mi
250 Gage Blvd Richland, WA	1.0–3.0	1.0–2.0	1012	$1,728	$1.71	14d	10	0.56mi
303 Gage Blvd Richland, WA	2.0	2.0	1034	$1,625	$1.57	14d	1	0.68mi
1529 Columbia Park Trl Richland, WA	1.0–2.0	1.0–2.0	992	$1,870	$1.89	14d	6	0.95mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$1,906	$1.75	14d	9	0.98mi
1775 Columbia Park Trl Richland, WA	2.0	1.0	943	$1,602	$1.70	14d	3	1.29mi

Listing history 50 events

1. 2014-03-14
   soldstatus $30,000 507-char remark

   Show marketing remark (507 chars)

   New Year Price Special. Motivated Seller great Value. Wheel Chair Accessible & Move in Ready MFH in West Kennewick/South Richland area. Newer Heat Pump, remodeled master bath with walk in marbled shower, dual vanity. Roomy kitchen with both casual and formal dining. Closet organizers compliment each bedroom, the oversized den includes a custom set of wall cabinets. Very private deck for outdoor living, room for gardening plus a 10x10 storage shed for all your tools and supplies. Community pool.

2. 2013-11-04
   listed $38,500 507-char remark

   Show marketing remark (507 chars)

   New Year Price Special. Motivated Seller great Value. Wheel Chair Accessible & Move in Ready MFH in West Kennewick/South Richland area. Newer Heat Pump, remodeled master bath with walk in marbled shower, dual vanity. Roomy kitchen with both casual and formal dining. Closet organizers compliment each bedroom, the oversized den includes a custom set of wall cabinets. Very private deck for outdoor living, room for gardening plus a 10x10 storage shed for all your tools and supplies. Community pool.

3. 2013-10-25
   soldstatus $19,500 505-char remark

   Show marketing remark (505 chars)

   Immaculate and well-cared for, this manufactured home is located on a well-maintained rental lot (approx. $430/mo) in West Kennewick. The yard is fully fenced and has underground sprinklers. Laminate flooring in living room and kitchen/dining area. Two bedrooms are at opposite ends of the home for privacy. Two full bathrooms - the master has a garden tub. Single-car garage is extra deep to provide storage. Owner financing with $8000 down and park approval. GREAT opportunity to own for less than rent!

4. 2013-10-02
   listed $24,500 505-char remark

   Show marketing remark (505 chars)

   Immaculate and well-cared for, this manufactured home is located on a well-maintained rental lot (approx. $430/mo) in West Kennewick. The yard is fully fenced and has underground sprinklers. Laminate flooring in living room and kitchen/dining area. Two bedrooms are at opposite ends of the home for privacy. Two full bathrooms - the master has a garden tub. Single-car garage is extra deep to provide storage. Owner financing with $8000 down and park approval. GREAT opportunity to own for less than rent!

5. 2013-08-20
   soldstatus $47,000
6. 2013-08-16
   soldstatus $37,500
7. 2013-06-29
   listed $48,000
8. 2013-06-15
   soldstatus $26,000
9. 2013-05-10
   listed $39,900
10. 2013-04-16
    soldstatus $54,000
11. 2013-04-16
    listed $29,900
12. 2013-03-21
    listed $60,000
13. 2012-12-31
    soldstatus $59,900
14. 2012-12-31
    soldstatus $59,900
15. 2012-12-31
    soldstatus $59,900
16. 2012-11-30
    soldstatus $45,000
17. 2012-11-01
    listed $69,900
18. 2012-11-01
    listed $69,900
19. 2012-06-15
    listed $69,900
20. 2012-05-10
    listed $49,950
21. 2012-03-26
    soldstatus $32,500
22. 2012-03-02
    listed $32,500
23. 2012-02-24
    soldstatus $43,500
24. 2012-02-13
    soldstatus $14,500
25. 2012-01-13
    listed $44,900
26. 2011-09-09
    listed $14,500
27. 2011-08-20
    soldstatus $46,000
28. 2011-08-11
    soldstatus $20,000
29. 2011-08-09
    soldstatus $18,800
30. 2011-07-14
    listed $21,600
31. 2011-07-14
    listed $40,000
32. 2011-06-04
    listed $21,000
33. 2010-11-17
    soldstatus $29,000
34. 2010-06-15
    soldstatus $40,000
35. 2010-04-19
    listed $32,000
36. 2010-03-18
    soldstatus $19,000
37. 2010-02-26
    soldstatus $15,000
38. 2010-01-25
    soldstatus $22,000
39. 2010-01-10
    listed $40,000
40. 2009-12-22
    listed $18,000
41. 2009-12-21
    listed $19,950
42. 2009-12-01
    soldstatus $8,750
43. 2009-11-05
    listed $34,900
44. 2009-10-26
    listed $10,900
45. 2009-07-01
    soldstatus $14,000
46. 2009-06-16
    soldstatus $19,000
47. 2009-04-16
    listed $19,000
48. 2009-04-01
    listed $19,900
49. 2009-03-26
    soldstatus $34,900
50. 2008-12-05
    listed $34,900

ⓘ 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 ≥98°F today · 15 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: $18,671
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$2,473
• Taxable income: $6,749
• Est. tax owed @ 24.0%: −$1,620
• After-tax cash flow: $6,081/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: Richland School District
• NCES district ID: 5307320
• Math proficiency: 52% ▬ 0.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $70,475
• Composite: 53.04/100
• National rank: #3244
• State rank: #61 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

+57.9% since first listed

101 events — show timeline

• 2014-03-14 Sold (MLS) $30,000 PACMLS
• 2013-11-04 Listed $38,500 PACMLS
• 2013-10-25 Sold (MLS) $19,500 PACMLS
• 2013-10-02 Listed $24,500 PACMLS
• 2013-08-20 Sold (MLS) $47,000 PACMLS
• 2013-08-16 Sold (MLS) $37,500 PACMLS
• 2013-06-29 Listed $48,000 PACMLS
• 2013-06-15 Sold (MLS) $26,000 PACMLS
• 2013-05-10 Listed $39,900 PACMLS
• 2013-04-16 Listed $29,900 PACMLS
• 2013-04-16 Sold (MLS) $54,000 PACMLS
• 2013-03-21 Listed $60,000 PACMLS
• 2012-12-31 Sold (MLS) $59,900 PACMLS
• 2012-12-31 Sold (MLS) $59,900 PACMLS
• 2012-12-31 Sold (MLS) $59,900 PACMLS
• 2012-11-30 Sold (MLS) $45,000 PACMLS
• 2012-11-01 Listed $69,900 PACMLS
• 2012-11-01 Listed $69,900 PACMLS
• 2012-06-15 Listed $69,900 PACMLS
• 2012-05-10 Listed $49,950 PACMLS
• 2012-03-26 Sold (MLS) $32,500 PACMLS
• 2012-03-02 Listed $32,500 PACMLS
• 2012-02-24 Sold (MLS) $43,500 PACMLS
• 2012-02-13 Sold (MLS) $14,500 PACMLS
• 2012-01-13 Listed $44,900 PACMLS
• 2011-09-09 Listed $14,500 PACMLS
• 2011-08-20 Sold (MLS) $46,000 PACMLS
• 2011-08-11 Sold (MLS) $20,000 PACMLS
• 2011-08-09 Sold (MLS) $18,800 PACMLS
• 2011-07-14 Listed $21,600 PACMLS
• 2011-07-14 Listed $40,000 PACMLS
• 2011-06-04 Listed $21,000 PACMLS
• 2010-11-17 Sold (MLS) $29,000 PACMLS
• 2010-06-15 Sold (MLS) $40,000 PACMLS
• 2010-04-19 Listed $32,000 PACMLS
• 2010-03-18 Sold (MLS) $19,000 PACMLS
• 2010-02-26 Sold (MLS) $15,000 PACMLS
• 2010-01-25 Sold (MLS) $22,000 PACMLS
• 2010-01-10 Listed $40,000 PACMLS
• 2009-12-22 Listed $18,000 PACMLS
• 2009-12-21 Listed $19,950 PACMLS
• 2009-12-01 Sold (MLS) $8,750 PACMLS
• 2009-11-05 Listed $34,900 PACMLS
• 2009-10-26 Listed $10,900 PACMLS
• 2009-07-01 Sold (MLS) $14,000 PACMLS
• 2009-06-16 Sold (MLS) $19,000 PACMLS
• 2009-04-16 Listed $19,000 PACMLS
• 2009-04-01 Listed $19,900 PACMLS
• 2009-03-26 Sold (MLS) $34,900 PACMLS
• 2008-12-05 Listed $34,900 PACMLS
• 2008-12-01 Sold (MLS) $46,900 PACMLS
• 2008-10-31 Sold (MLS) $46,900 PACMLS
• 2008-07-15 Sold (MLS) $22,000 PACMLS
• 2008-07-10 Listed $49,900 PACMLS
• 2008-07-07 Sold (MLS) $47,000 PACMLS
• 2008-07-07 Sold (MLS) $29,900 PACMLS
• 2008-07-07 Sold (MLS) $47,000 PACMLS
• 2008-06-23 Listed $22,900 PACMLS
• 2008-06-13 Listed $49,900 PACMLS
• 2008-06-13 Listed $49,900 PACMLS
• 2008-06-10 Listed $49,900 PACMLS
• 2008-01-18 Sold (MLS) $12,000 PACMLS
• 2008-01-18 Sold (MLS) $27,500 PACMLS
• 2007-12-11 Listed $29,900 PACMLS
• 2007-11-20 Sold (MLS) $33,000 PACMLS
• 2007-07-29 Listed $15,500 PACMLS
• 2007-07-19 Listed $29,900 PACMLS
• 2007-07-02 Listed $36,000 PACMLS
• 2007-03-29 Sold (MLS) $32,000 PACMLS
• 2007-01-19 Sold (MLS) $29,900 PACMLS
• 2006-12-10 Listed $29,900 PACMLS
• 2006-11-09 Sold (MLS) $26,000 PACMLS
• 2006-08-31 Sold (MLS) $9,000 PACMLS
• 2006-08-01 Listed $28,300 PACMLS
• 2006-06-22 Listed $10,900 PACMLS
• 2006-05-23 Sold (MLS) $12,000 PACMLS
• 2006-05-05 Sold (MLS) $37,900 PACMLS
• 2006-03-31 Sold (MLS) $28,500 PACMLS
• 2006-03-30 Sold (MLS) $37,000 PACMLS
• 2006-03-06 Listed $36,950 PACMLS
• 2006-03-04 Listed $39,900 PACMLS
• 2006-02-03 Listed $39,900 PACMLS
• 2006-01-07 Listed $28,500 PACMLS
• 2005-12-30 Sold (MLS) $19,000 PACMLS
• 2005-09-09 Sold (MLS) $24,500 PACMLS
• 2005-07-06 Listed $16,000 PACMLS
• 2005-07-05 Listed $28,500 PACMLS
• 2005-05-16 Listed $19,000 PACMLS
• 2005-03-22 Sold (MLS) $9,850 PACMLS
• 2005-02-22 Sold (MLS) $11,000 PACMLS
• 2004-12-17 Listed $13,500 PACMLS
• 2004-11-05 Listed $9,850 PACMLS
• 2004-04-30 Sold (MLS) $17,000 PACMLS
• 2004-04-22 Sold (MLS) $16,000 PACMLS
• 2004-01-16 Listed $16,000 PACMLS
• 2003-11-18 Listed $18,500 PACMLS
• 2003-07-29 Sold (Public Records) $19,000 Public Records
• 2003-05-30 Sold (MLS) $21,000 PACMLS
• 2003-04-27 Sold (MLS) $17,500 PACMLS
• 2003-03-31 Listed $24,900 PACMLS
• 2002-12-11 Listed $19,000 PACMLS

Property tax history

+3.7%/yr

Latest (2026): $71,083 · +39.7% YoY. Source: county tax records.