10075 W 9th Pl · Kennewick, WA 99336

$2,095

3 bd · 2.5 ba · 1,735 sqft · Townhouse · 15 Days on market

Built 2024 4,791 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 275309 * * 4.99% or 5.5% FHA/VA or 5.75% and 5.99% CONVENTIONAL 30 YEAR FIXED INTEREST RATE * * The Clark floor plan at Crimson Hills spans 1,657 square feet over two stories, featuring 3 bedrooms, a loft, 2.5 bathrooms, and a 2-car garage. Step inside and be greeted by the open layout of the main floor, perfect for entertaining or unwinding after a long day. The thoughtfully designed kitchen boasts a pantry, stainless steel appliances, and solid surface countertops. Upstairs, you'll find the bedrooms, laundry, and a second full bathroom. The versatile loft is ideal for a home office or play area. The primary bedroom suite features a spacious walk-in closet and private bathroom. Additional features of the Clark include professionally designed front yard landscaping, a Smart Home technology package, and a 10-year limited warranty. * * OUR MODEL HOME LOCATED AT 931 ZEELAR IS OPEN WEDNESDAY - MONDAY 11-5:30 P. M. * *

Key facts

• Stone countertops
• Modern kitchen
• Oversized windows

Tags

• OPEN-CONCEPT MAIN FLOOR
• DURABLE HARD SURFACE FLOORING
• OVERSIZED WINDOWS
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• STONE COUNTERTOPS

🏗️ New construction. The $2,095 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $377,162.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $2k.

Deal economics

• At list price, monthly cash flow is $-792 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (1.5% below list) — sets the bar for market timing.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 44% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: property tax is 270.0% of price.
• 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 $2,063 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.00%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $377,162
• List price: $2,095
• Delta: -99.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
883 S Zeelar St	0.10mi	3/2.5	1,657 (-4%)	3mo	$364,995	$220	86
915 S Zeelar St	0.10mi	4/2.5 (+1)	1,819 (+5%)	3mo	$409,995	$225	80
501 S Yolo Pl	0.19mi	3/2.5	1,657 (-4%)	5mo	$364,995	$220	80
755 S Zeelar St	0.12mi	4/2.5 (+1)	1,819 (+5%)	6mo	$384,995	$212	76
9644 W 5th Pl	0.20mi	4/2.5 (+1)	1,819 (+5%)	3mo	$410,995	$226	75
9708 W 5th Pl	0.20mi	4/2.5 (+1)	1,819 (+5%)	4mo	$399,995	$220	74
560 S Zeelar St	0.20mi	4/2.5 (+1)	1,819 (+5%)	6mo	$389,995	$214	72
867 S Zeelar St	0.10mi	4/2.5 (+1)	1,929 (+11%)	3mo	$389,995	$202	69
899 S Zeelar St	0.10mi	4/2.5 (+1)	1,929 (+11%)	3mo	$423,926	$220	69
517 S Yolo Pl	0.18mi	3/2.5	1,499 (-14%)	4mo	$359,995	$240	65
9676 W 5th Pl	0.21mi	4/2.5 (+1)	1,929 (+11%)	3mo	$421,531	$219	64
9740 W 5th Pl	0.21mi	4/2.5 (+1)	1,929 (+11%)	4mo	$389,995	$202	63

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: -31.8%
• Equity multiple: -0.05×
• Total profit: $-110,623
• Equity at exit: $56,236

10-year hold

• IRR: -34.3%
• Equity multiple: -0.49×
• Total profit: $-157,402
• Equity at exit: $32,610

Cash invested: $105,605 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,978
• Tax est. 1.5%: −$471 /mo · $5,657/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-792

Break-even live

Break-even rent $3,299

Max offer price $262,552

Occupancy floor —

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: $94,291
• Closing costs: $11,315
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	44d	1	0.12mi
867 S Zeelar St Kennewick, WA	4.0	2.5	1968	$2,495	$1.27	44d	1	0.12mi
10251 Ridgeline Dr Kennewick, WA	1.0–2.0	1.0–2.0	902	$1,739	$1.93	14d	27	0.71mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	14d	4	0.87mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	44d	1	0.99mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	14d	10	1.00mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	14d	9	1.11mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	14d	13	1.28mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	44d	1	1.43mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	14d	9	1.44mi

Listing history 5 events

1. 2026-05-12
   listed $2,095
2. 2026-05-11
   listed $2,095 Active 2243-char remark
3. 2024-07-25
   soldstatus $385,000 Closed 941-char remark

   Show marketing remark (941 chars)

   MLS# 275309 * * 4.99% or 5.5% FHA/VA or 5.75% and 5.99% CONVENTIONAL 30 YEAR FIXED INTEREST RATE * * The Clark floor plan at Crimson Hills spans 1,657 square feet over two stories, featuring 3 bedrooms, a loft, 2.5 bathrooms, and a 2-car garage. Step inside and be greeted by the open layout of the main floor, perfect for entertaining or unwinding after a long day. The thoughtfully designed kitchen boasts a pantry, stainless steel appliances, and solid surface countertops. Upstairs, you'll find the bedrooms, laundry, and a second full bathroom. The versatile loft is ideal for a home office or play area. The primary bedroom suite features a spacious walk-in closet and private bathroom. Additional features of the Clark include professionally designed front yard landscaping, a Smart Home technology package, and a 10-year limited warranty. * * OUR MODEL HOME LOCATED AT 931 ZEELAR IS OPEN WEDNESDAY - MONDAY 11-5:30 P. M. * *

4. 2024-05-26
   status Pending 941-char remark

   Show marketing remark (941 chars)

   MLS# 275309 * * 4.99% or 5.5% FHA/VA or 5.75% and 5.99% CONVENTIONAL 30 YEAR FIXED INTEREST RATE * * The Clark floor plan at Crimson Hills spans 1,657 square feet over two stories, featuring 3 bedrooms, a loft, 2.5 bathrooms, and a 2-car garage. Step inside and be greeted by the open layout of the main floor, perfect for entertaining or unwinding after a long day. The thoughtfully designed kitchen boasts a pantry, stainless steel appliances, and solid surface countertops. Upstairs, you'll find the bedrooms, laundry, and a second full bathroom. The versatile loft is ideal for a home office or play area. The primary bedroom suite features a spacious walk-in closet and private bathroom. Additional features of the Clark include professionally designed front yard landscaping, a Smart Home technology package, and a 10-year limited warranty. * * OUR MODEL HOME LOCATED AT 931 ZEELAR IS OPEN WEDNESDAY - MONDAY 11-5:30 P. M. * *

5. 2024-04-18
   listed $385,995 Active 941-char remark

   Show marketing remark (941 chars)

   MLS# 275309 * * 4.99% or 5.5% FHA/VA or 5.75% and 5.99% CONVENTIONAL 30 YEAR FIXED INTEREST RATE * * The Clark floor plan at Crimson Hills spans 1,657 square feet over two stories, featuring 3 bedrooms, a loft, 2.5 bathrooms, and a 2-car garage. Step inside and be greeted by the open layout of the main floor, perfect for entertaining or unwinding after a long day. The thoughtfully designed kitchen boasts a pantry, stainless steel appliances, and solid surface countertops. Upstairs, you'll find the bedrooms, laundry, and a second full bathroom. The versatile loft is ideal for a home office or play area. The primary bedroom suite features a spacious walk-in closet and private bathroom. Additional features of the Clark include professionally designed front yard landscaping, a Smart Home technology package, and a 10-year limited warranty. * * OUR MODEL HOME LOCATED AT 931 ZEELAR IS OPEN WEDNESDAY - MONDAY 11-5:30 P. M. * *

ⓘ 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 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,561
• − Mortgage interest: −$21,127
• − Property taxes: −$5,657
• − Insurance: −$1,886
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$10,972
• Taxable loss: −$16,491
• Est. tax savings @ 24.0%: +$3,958
• After-tax cash flow: $-5,547/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

-99.5% since first listed

5 events — show timeline

• 2026-05-22 Rental Removed $2,095 APPFOLIO
• 2026-05-12 Listed for Rent $2,095 APPFOLIO
• 2024-07-25 Sold (MLS) $385,000 PACMLS
• 2024-05-26 Pending — PACMLS
• 2024-04-18 Listed $385,995 PACMLS