3510 W 10th Ave Unit B · Kennewick, WA 99336

$1,095

2 bd · 1.0 ba · 830 sqft · MultiFamily · 26 Days on market

Built 1977 10,454 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 +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

We do not accept 3rd party applications or viewing requests. 2 Bed, 1 Bath 830 sqft Home in Kennewick This inviting 2-bedroom, 1-bath home offers 830 square feet of comfortable living space designed for both functionality and ease. The kitchen features an abundance of cabinet storage, making it perfect for keeping everything organized and within reach. A stackable washer and dryer are included, adding everyday convenience right at home. Outside, you’ll enjoy off-street parking, providing added peace of mind and accessibility. Ideal for those seeking a practical and cozy living space, this home combines comfort with essential amenities in a well-designed layout. Interior: * 2 Bedroo

Key facts

• Off street parking
• Storage closet
• Tiled shower

Tags

• ABUNDANCE OF CABINET STORAGE
• STACKABLE WASHER DRYER
• OFF STREET PARKING
• TILED SHOWER
• HARD SURFACE FLOORING
• STORAGE CLOSET

Property features AI

Exterior

• Parking: No garage
• Home design: Single-family residence, site-built on owned lot; One-level home
• Construction: New construction
• Exterior features: Lot about 0.24 acres (approximately 10,454 sq ft); Zoned for single-family residential; Subdivision: SHORT PLAT

Interior

• Bathrooms: 1 full bathroom
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $1k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1k).
• Recommended offer: $1k (1.6% below list) — sets the bar for market timing.
• Cap rate 2267.1% 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: 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: Lincoln Elementary School (435 students, 58% FRL); Highlands Middle School (750 students, 84% FRL); Southridge High School (1,641 students, 55% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 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).
• At $2,621/mo this rent would consume 50% of the median local household income ($63k/yr) (locally 2605% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7 of loan paydown is wiped out by about $33 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 $307 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($1k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $1,078 (1.6% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 239.36% ✓
• Cap rate: 2267.14%
• Cash-on-cash: 8074.45%
• DSCR: 360.27
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 432.47×
• Total profit: $132,290
• Equity at exit: $163

10-year hold

• IRR: —
• Equity multiple: 943.00×
• Total profit: $288,819
• Equity at exit: $95

Cash invested: $307 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,621 medium
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$1 /mo · $16/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $2,063

Break-even live

Break-even rent $10

Max offer price $1,095

Occupancy floor 16%

Sensitivity live

Price	-10% $2,064	-5% $2,063	+0% $2,063	+5% $2,063	+10% $2,062
Rent	-10% $1,856	-5% $1,959	+0% $2,063	+5% $2,167	+10% $2,270
Rate	-1.0pp $2,064	-0.5pp $2,063	base $2,063	+0.5pp $2,063	+1.0pp $2,062

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,622
Total (2 units)			$2,621

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: $274
• Closing costs: $33
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	45d	1	0.26mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	23d	1	0.26mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	15d	1	0.34mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	45d	1	0.34mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	45d	1	0.41mi
3611 W 17th Pl Unit A Kennewick, WA	2.0	1.0	970	$1,495	$1.54	23d	1	0.43mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	23d	1	0.47mi
337 S Johnson St Unit F Kennewick, WA	1.0	1.0	550	$875	$1.59	23d	1	0.53mi
337 S Johnson St Unit A Kennewick, WA	1.0	1.0	550	$975	$1.77	45d	1	0.53mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	45d	1	0.55mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	15d	1	0.56mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	45d	1	0.56mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	15d	1	0.56mi
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,599	$1.39	15d	5	0.60mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	45d	1	0.66mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	15d	8	0.70mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	45d	1	0.70mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	15d	3	0.71mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	15d	1	0.80mi
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,875	$2.75	23d	4	0.84mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	23d	1	0.84mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	45d	1	0.88mi
200 S Union St Kennewick, WA	2.0	1.0–1.5	860	$1,348	$1.57	15d	2	0.89mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	23d	1	0.92mi
9 N Waverly Pl Kennewick, WA	1.0	1.0	600	$1,222	$2.04	15d	2	1.14mi
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.17mi
N Johnson St Kennewick, WA	2.0	1.5	1100	$1,450	$1.32	23d	3	1.18mi
440 N Volland St Kennewick, WA	1.0–3.0	1.0–1.5	958	$1,362	$1.42	15d	7	1.20mi
4421 W Hood Ave Kennewick, WA	2.0	1.5	942	$1,412	$1.50	15d	3	1.27mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	15d	1	1.27mi
318 N Arthur St Kennewick, WA	2.0–3.0	2.0	1113	$1,675	$1.50	15d	1	1.27mi
445 N Volland St Kennewick, WA	1.0–2.0	1.0	735	$1,294	$1.76	15d	7	1.29mi
2525 W Grand Ronde Ave Kennewick, WA	2.0–3.0	1.0–2.0	1044	$1,345	$1.29	15d	4	1.30mi
609 N Tweedt St Kennewick, WA	2.0	1.0	950	$1,295	$1.36	15d	1	1.32mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	45d	1	1.32mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	45d	1	1.34mi
460 N Arthur St Kennewick, WA	2.0	1.0–2.0	749	$1,700	$2.27	15d	7	1.35mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	23d	1	1.36mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	23d	1	1.37mi
5100 W Clearwater Ave Kennewick, WA	1.0–3.0	1.0–2.0	1068	$1,614	$1.51	15d	6	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $1,095 Active 26 DOM
2. 2026-06-18
   days on market $1,095 Active 23 DOM
3. 2026-06-17
   days on market $1,095 Active 22 DOM
4. 2026-06-16
   days on market $1,095 Active 21 DOM
5. 2026-06-15
   days on market $1,095 Active 20 DOM
6. 2026-06-14
   days on market $1,095 Active 18 DOM
7. 2026-06-13
   days on market $1,095 Active 17 DOM
8. 2026-06-10
   days on market $1,095 Active 15 DOM
9. 2026-06-09
   days on market $1,095 Active 14 DOM
10. 2026-06-08
    days on market $1,095 Active 13 DOM
11. 2026-06-07
    days on market $1,095 Active 12 DOM
12. 2026-06-05
    days on market $1,095 Active 9 DOM
13. 2026-06-03
    days on market $1,095 Active 8 DOM
14. 2026-06-02
    days on market $1,095 Active 7 DOM
15. 2026-06-01
    days on market $1,095 Active 6 DOM
16. 2026-05-31
    days on market $1,095 Active 5 DOM
17. 2026-05-30
    days on market $1,095 Active 4 DOM
18. 2026-05-26
    listed $1,095 Active
19. 2026-05-26
    listed $1,095

ⓘ 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 4/10 Moderate 7 d/yr ≥99°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: $31,452
• − Mortgage interest: −$61
• − Property taxes: −$16
• − Insurance: −$5
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$32
• Taxable income: $26,305
• Est. tax owed @ 24.0%: −$6,313
• After-tax cash flow: $18,443/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

+0.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $1,095 PACMLS
• 2026-05-26 Listed for Rent $1,095 APPFOLIO