5772 W Albany Pl #120 · Kennewick, WA 99336

$1,795

3 bd · 2.0 ba · 1,354 sqft · Townhouse · 16 Days on market

Built 2019 5,227 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

Listing remarks

We do not accept 3rd party applications or viewing requests. 3 Bedrooms, 2 Bath 1354 sqft Townhome in Kennewick This thoughtfully designed two-story residence offers 3 bedrooms, 2.5 bathrooms, and modern finishes throughout. The bright and inviting main level features an open-concept layout with durable hard-surface flooring, large windows, and plenty of natural light. The stylish kitchen is equipped with granite countertops, a subway tile backsplash, stainless steel appliances, and a convenient breakfast bar that's perfect for casual dining or entertaining. Upstairs, the spacious primary suite includes a private en suite bathroom and a walk-in closet. Two additional bedrooms offer comfort

Key facts

• Granite countertops
• Breakfast bar
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• PRIVATE FENCED BACKYARD

Property features AI

Finance

• Other: Information not provided
• Financial info: Information not provided
• HOA & community: Information not provided

Exterior

• Parking: 1 parking space (1 covered); 1-car garage
• Security: Information not provided
• Utilities: Information not provided
• Home design: Townhouse; Residential property; Two levels / 2 stories; New construction
• Construction: Information not provided
• Exterior features: Lot approximately 0.12 acres (5,227.2 sq ft); Zoned single-family residential

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Information not provided
• Interior features: No basement
• Laundry & utility: Information not provided

🏷️ Possibly a rental listed for sale. The $1,795 price doesn't fit this home's estimated sale value (~$319,544) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• 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.
• Cap rate 938.8% 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: Rents rising (+3.4%/yr); 286 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 34% 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 $12 of loan paydown is wiped out by about $54 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 $503 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

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 $1,768 (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. 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: 99.24% ✓
• Cap rate: 938.81%
• Cash-on-cash: 3330.41%
• DSCR: 149.18
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $319,544
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 N Jefferson Pl #110	0.04mi	3/2.5	1,408 (+4%)	17mo	$1,745	$1	76
80 S Dawes St Unit C St Unit C	0.39mi	3/2.5	1,258 (-7%)	0mo	$303,000	$241	68
21 N Jefferson Pl #120	0.04mi	3/2.5	1,495 (+10%)	18mo	$1,745	$1	64
48 S Dawes St	0.38mi	3/2.5	1,490 (+10%)	1mo	$313,000	$210	63
100 S Dawes St , Unit D St	0.40mi	3/2.5	1,258 (-7%)	7mo	$310,000	$246	62
54 S Dawes St	0.38mi	3/2.0	1,440 (+6%)	17mo	$340,000	$236	57
60 S Dawes St	0.40mi	3/2.0	1,440 (+6%)	17mo	$345,000	$240	56
547 N Grant St	0.36mi	2/2.0 (-1)	1,280 (-6%)	18mo	$310,000	$242	54
28 S Dawes St	0.40mi	3/2.5	1,490 (+10%)	15mo	$332,000	$223	51
40 S Dawes St	0.38mi	3/2.5	1,490 (+10%)	22mo	$310,000	$208	45
550 N Grant St	0.37mi	2/2.0 (-1)	1,156 (-15%)	12mo	$307,000	$266	43

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: —
• Equity multiple: 178.63×
• Total profit: $89,279
• Equity at exit: $268

10-year hold

• IRR: —
• Equity multiple: 389.28×
• Total profit: $195,151
• Equity at exit: $155

Cash invested: $503 (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: $1,781 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $27/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $1,395

Break-even live

Break-even rent $16

Max offer price $1,795

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: $449
• Closing costs: $54
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 N Jefferson Pl Unit 110 Kennewick, WA	3.0	2.5	1536	$1,950	$1.27	43d	1	0.05mi
5702 W Kennewick Pl #110 Kennewick, WA	3.0	2.5	1435	$1,695	$1.18	13d	1	0.10mi
100 N Irving Pl Kennewick, WA	1.0–3.0	1.0–1.5	939	$1,750	$1.86	13d	11	0.14mi
100 N Irving Pl Unit H101 Kennewick, WA	3.0	1.5	1120	$1,699	$1.52	44d	1	0.14mi
100 N Irving Pl Unit K101 Kennewick, WA	3.0	1.5	1120	$1,700	$1.52	44d	1	0.14mi
5100 W Clearwater Ave Kennewick, WA	1.0–3.0	1.0–2.0	1068	$1,843	$1.72	13d	6	0.43mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	13d	1	0.51mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	43d	1	0.58mi
318 N Arthur St Kennewick, WA	2.0–3.0	2.0	1113	$1,975	$1.77	13d	1	0.64mi
460 N Arthur St Kennewick, WA	2.0	1.0–2.0	749	$1,700	$2.27	13d	7	0.65mi
445 N Volland St Kennewick, WA	1.0–2.0	1.0	735	$1,294	$1.76	13d	7	0.80mi
720 N Arthur St Kennewick, WA	3.0	1.5	1200	$1,545	$1.29	13d	9	0.82mi
4711 W Metaline Ave Kennewick, WA	1.0–2.0	1.0	777	$1,525	$1.96	21d	7	0.90mi
1102 N Cleveland St Unit D Kennewick, WA	2.0	1.0	936	$1,250	$1.34	43d	1	0.93mi
4421 W Hood Ave Kennewick, WA	2.0	1.5	942	$1,412	$1.50	13d	3	0.94mi
440 N Volland St Kennewick, WA	1.0–3.0	1.0–1.5	958	$1,600	$1.67	13d	7	0.98mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	43d	1	1.00mi
609 N Tweedt St Kennewick, WA	2.0	1.0	950	$1,295	$1.36	13d	1	1.01mi
108 S Tweedt Pl Kennewick, WA	2.0	2.0	1258	$1,795	$1.43	43d	1	1.01mi
4215 W 2nd Ave Kennewick, WA	3.0	2.0	1348	$2,595	$1.93	43d	1	1.02mi
801 N Tweedt St Kennewick, WA	1.0–2.0	1.0	779	$1,350	$1.73	21d	3	1.08mi
717 S Union St Kennewick, WA	3.0	1.0	1340	$1,895	$1.41	43d	1	1.09mi
1148 N Yost St Kennewick, WA	3.0	2.5	1324	$1,863	$1.41	21d	1	1.10mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	43d	1	1.12mi
1216 N Williams St Unit B Kennewick, WA	2.0	1.5	1080	$1,700	$1.57	43d	1	1.21mi
3910 W Kennewick Ave Unit 3910 Kennewick, WA	3.0	1.5	1645	$1,800	$1.09	43d	1	1.26mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	13d	8	1.32mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	13d	13	1.35mi
3887 W 7th Ave Unit B-230 Kennewick, WA	3.0	2.0	1262	$1,850	$1.47	21d	1	1.40mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,599	$2.65	13d	3	1.40mi
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	43d	1	1.40mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	43d	1	1.41mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	21d	1	1.45mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	13d	9	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $1,795 Active 16 DOM
2. 2026-06-17
   days on market $1,795 Active 15 DOM
3. 2026-06-16
   days on market $1,795 Active 14 DOM
4. 2026-06-15
   days on market $1,795 Active 13 DOM
5. 2026-06-14
   days on market $1,795 Active 11 DOM
6. 2026-06-13
   days on market $1,795 Active 10 DOM
7. 2026-06-10
   days on market $1,795 Active 8 DOM
8. 2026-06-09
   days on market $1,795 Active 7 DOM
9. 2026-06-08
   days on market $1,795 Active 6 DOM
10. 2026-06-07
    days on market $1,795 Active 5 DOM
11. 2026-06-05
    days on market $1,795 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $1,795 Active 1 DOM

ⓘ 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: $21,377
• − Mortgage interest: −$101
• − Property taxes: −$27
• − Insurance: −$9
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$52
• Taxable income: $17,768
• Est. tax owed @ 24.0%: −$4,264
• After-tax cash flow: $12,474/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 event — show timeline

• 2026-06-01 Listed $1,795 PACMLS