312 S Columbia Center Drive #97 Blvd #97 · Kennewick, WA 99336

$55,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 66 Days on market

Built 1989 $51/sqft · 21% below area Est $70k · 21% 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
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 292185 This charming home and has been lovingly cared for. Located in a desirable 55+ Desert Pines Community. It features several updates, including a newer roof, heat pump, and exterior paint—all completed within the last 8 years or sooner. Inside, you’ll find spacious rooms throughout and freshly shampooed carpets, making the home move-in ready. The primary bedroom offers a large walk-in closet and an en-suite bathroom with a convenient walk-in shower. The kitchen provides ample cabinet storage, tile countertops, and a breakfast bar—perfect for casual dining or entertaining. Both bathrooms feature tasteful tile backsplashes, and ceiling fans add comfort in select areas of the home. Step outside and enjoy two covered wood decks, ideal for relaxing or hosting guests. The enclosed carport adds convenience and includes an attached shed for extra storage. This is a wonderful opportunity to enjoy comfortable living in a welcoming community!

Key facts

• Heat pump
• Newer roof
• Walk-in closet

Tags

• NEWER ROOF
• HEAT PUMP
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• WALK-IN SHOWER
• AMPLE CABINET STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.2% 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: 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); 292 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 33% 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.13% ✓
• Cap rate: 28.20%
• Cash-on-cash: 78.26%
• DSCR: 4.48
• GRM: 2.7

CMA / ARV

• ARV (median comp): $69,982
• List price: $55,000
• Delta: -21.41%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7901 W Clearwater Ave #145	0.13mi	2/2.0	1,008 (-7%)	6mo	$48,000	$48	78
312 S Columbia Center Blvd #82 Blvd #82	0.04mi	2/2.0	1,152 (+7%)	20mo	$87,000	$76	70
7901 W Clearwater Ave #179	0.07mi	2/2.0	924 (-14%)	21mo	$35,000	$38	55
7901 W Clearwater Ave #138	0.17mi	2/1.0	924 (-14%)	11mo	$69,900	$76	55
7901 W Clearwater Ave #139 Ave #139	0.17mi	2/1.5	924 (-14%)	19mo	$72,000	$78	50
7901 W Clearwater Ave #140	0.17mi	2/2.0	924 (-14%)	22mo	$56,000	$61	50

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: 78.8%
• Equity multiple: 4.62×
• Total profit: $55,741
• Equity at exit: $8,201

10-year hold

• IRR: 82.4%
• Equity multiple: 9.69×
• Total profit: $133,752
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$288
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $1,004

Break-even live

Break-even rent $450

Max offer price $55,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,035	-5% $1,020	+0% $1,004	+5% $989	+10% $973
Rent	-10% $868	-5% $936	+0% $1,004	+5% $1,072	+10% $1,140
Rate	-1.0pp $1,032	-0.5pp $1,018	base $1,004	+0.5pp $990	+1.0pp $976

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	45d	1	0.25mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$1,925	$1.60	15d	4	0.28mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$1,770	$1.91	15d	13	0.32mi
7275 W Clearwater Ave Unit B112 Kennewick, WA	1.0	1.0	777	$1,395	$1.80	45d	1	0.45mi
7275 W Clearwater Ave Kennewick, WA	1.0	1.0	777	$1,495	$1.92	45d	1	0.45mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$1,875	$1.97	15d	10	0.57mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	15d	9	0.58mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	45d	1	0.81mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	45d	1	0.82mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$1,906	$1.75	15d	9	0.90mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	15d	1	0.90mi
32 S Quay St #4 Kennewick, WA	2.0	1.0	782	$1,195	$1.53	45d	1	0.90mi
5702 W Kennewick Pl #110 Kennewick, WA	3.0	2.5	1435	$1,695	$1.18	15d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $55,000 Active 66 DOM
2. 2026-06-18
   days on market $55,000 Active 63 DOM
3. 2026-06-17
   days on market $55,000 Active 62 DOM
4. 2026-06-16
   days on market $55,000 Active 61 DOM
5. 2026-06-15
   days on market $55,000 Active 60 DOM
6. 2026-06-14
   days on market $55,000 Active 58 DOM
7. 2026-06-13
   days on market $55,000 Active 57 DOM
8. 2026-06-10
   days on market $55,000 Active 55 DOM
9. 2026-06-09
   days on market $55,000 Active 54 DOM
10. 2026-06-08
    days on market $55,000 Active 53 DOM
11. 2026-06-07
    days on market $55,000 Active 52 DOM
12. 2026-06-05
    days on market $55,000 Active 49 DOM
13. 2026-06-03
    days on market $55,000 Active 48 DOM
14. 2026-06-02
    days on market $55,000 Active 47 DOM
15. 2026-06-01
    days on market $55,000 Active 46 DOM
16. 2026-05-31
    days on market $55,000 Active 45 DOM
17. 2026-05-30
    days on market $55,000 Active 44 DOM
18. 2026-04-16
    listed $60,000 Active 973-char remark

    Show marketing remark (973 chars)

    MLS# 292185 This charming home and has been lovingly cared for. Located in a desirable 55+ Desert Pines Community. It features several updates, including a newer roof, heat pump, and exterior paint—all completed within the last 8 years or sooner. Inside, you’ll find spacious rooms throughout and freshly shampooed carpets, making the home move-in ready. The primary bedroom offers a large walk-in closet and an en-suite bathroom with a convenient walk-in shower. The kitchen provides ample cabinet storage, tile countertops, and a breakfast bar—perfect for casual dining or entertaining. Both bathrooms feature tasteful tile backsplashes, and ceiling fans add comfort in select areas of the home. Step outside and enjoy two covered wood decks, ideal for relaxing or hosting guests. The enclosed carport adds convenience and includes an attached shed for extra storage. This is a wonderful opportunity to enjoy comfortable living in a welcoming community!

19. 2023-07-10
    soldstatus $82,900 Closed 656-char remark

    Show marketing remark (656 chars)

    MLS# 268393 Beautiful home that has been well taken care of that sit in an over 55 years old community. Home has had some updating. The roof, heat pump and outside painting have been done in the last 8 years or sooner. Carpets were just shampooed. Rooms are spacious throughout. Master bedroom has a large walk in closet along with a walk in shower in the master bathroom. Kitchen has plenty of cabinets for storage along with a breakfast bar. Kitchen has tile counter tops. Both bathrooms have tile backsplash. There are some ceiling fans. Outside the home there are two covered wood decks to enjoy the outdoors on. The carport is enclosed and has a shed.

20. 2023-06-22
    historical Active Under Contract 656-char remark

    Show marketing remark (656 chars)

    MLS# 268393 Beautiful home that has been well taken care of that sit in an over 55 years old community. Home has had some updating. The roof, heat pump and outside painting have been done in the last 8 years or sooner. Carpets were just shampooed. Rooms are spacious throughout. Master bedroom has a large walk in closet along with a walk in shower in the master bathroom. Kitchen has plenty of cabinets for storage along with a breakfast bar. Kitchen has tile counter tops. Both bathrooms have tile backsplash. There are some ceiling fans. Outside the home there are two covered wood decks to enjoy the outdoors on. The carport is enclosed and has a shed.

21. 2023-06-20
    price $89,000 656-char remark

    Show marketing remark (656 chars)

    MLS# 268393 Beautiful home that has been well taken care of that sit in an over 55 years old community. Home has had some updating. The roof, heat pump and outside painting have been done in the last 8 years or sooner. Carpets were just shampooed. Rooms are spacious throughout. Master bedroom has a large walk in closet along with a walk in shower in the master bathroom. Kitchen has plenty of cabinets for storage along with a breakfast bar. Kitchen has tile counter tops. Both bathrooms have tile backsplash. There are some ceiling fans. Outside the home there are two covered wood decks to enjoy the outdoors on. The carport is enclosed and has a shed.

22. 2023-06-13
    status Active 656-char remark

    Show marketing remark (656 chars)

    MLS# 268393 Beautiful home that has been well taken care of that sit in an over 55 years old community. Home has had some updating. The roof, heat pump and outside painting have been done in the last 8 years or sooner. Carpets were just shampooed. Rooms are spacious throughout. Master bedroom has a large walk in closet along with a walk in shower in the master bathroom. Kitchen has plenty of cabinets for storage along with a breakfast bar. Kitchen has tile counter tops. Both bathrooms have tile backsplash. There are some ceiling fans. Outside the home there are two covered wood decks to enjoy the outdoors on. The carport is enclosed and has a shed.

23. 2023-05-28
    historical Active Under Contract 656-char remark

    Show marketing remark (656 chars)

    MLS# 268393 Beautiful home that has been well taken care of that sit in an over 55 years old community. Home has had some updating. The roof, heat pump and outside painting have been done in the last 8 years or sooner. Carpets were just shampooed. Rooms are spacious throughout. Master bedroom has a large walk in closet along with a walk in shower in the master bathroom. Kitchen has plenty of cabinets for storage along with a breakfast bar. Kitchen has tile counter tops. Both bathrooms have tile backsplash. There are some ceiling fans. Outside the home there are two covered wood decks to enjoy the outdoors on. The carport is enclosed and has a shed.

24. 2023-05-24
    price $94,900 656-char remark

    Show marketing remark (656 chars)

    MLS# 268393 Beautiful home that has been well taken care of that sit in an over 55 years old community. Home has had some updating. The roof, heat pump and outside painting have been done in the last 8 years or sooner. Carpets were just shampooed. Rooms are spacious throughout. Master bedroom has a large walk in closet along with a walk in shower in the master bathroom. Kitchen has plenty of cabinets for storage along with a breakfast bar. Kitchen has tile counter tops. Both bathrooms have tile backsplash. There are some ceiling fans. Outside the home there are two covered wood decks to enjoy the outdoors on. The carport is enclosed and has a shed.

25. 2023-05-05
    listed $99,000 Active 656-char remark

    Show marketing remark (656 chars)

    MLS# 268393 Beautiful home that has been well taken care of that sit in an over 55 years old community. Home has had some updating. The roof, heat pump and outside painting have been done in the last 8 years or sooner. Carpets were just shampooed. Rooms are spacious throughout. Master bedroom has a large walk in closet along with a walk in shower in the master bathroom. Kitchen has plenty of cabinets for storage along with a breakfast bar. Kitchen has tile counter tops. Both bathrooms have tile backsplash. There are some ceiling fans. Outside the home there are two covered wood decks to enjoy the outdoors on. The carport is enclosed and has a shed.

26. 2020-04-09
    soldstatus $57,000
27. 2020-02-22
    listed $59,000

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$6/yr ($0/mo · 1.0%)

ⓘ 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: $20,660
• − Mortgage interest: −$3,081
• − Property taxes: −$533
• − Insurance: −$275
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$1,600
• Taxable income: $11,865
• Est. tax owed @ 24.0%: −$2,848
• After-tax cash flow: $9,204/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

+1.7% since first listed

10 events — show timeline

• 2026-04-16 Listed $60,000 PACMLS
• 2023-07-10 Sold (MLS) $82,900 PACMLS
• 2023-06-22 Contingent — PACMLS
• 2023-06-20 Price Changed $89,000 PACMLS
• 2023-06-13 Relisted — PACMLS
• 2023-05-28 Contingent — PACMLS
• 2023-05-24 Price Changed $94,900 PACMLS
• 2023-05-05 Listed $99,000 PACMLS
• 2020-04-09 Sold (MLS) $57,000 PACMLS
• 2020-02-22 Listed $59,000 PACMLS

Property tax history

+3.4%/yr

Latest (2026): $533 · -5.7% YoY. Source: county tax records.