312 S Columbia Center Blvd #96 Blvd #96 · Kennewick, WA 99336

$54,999

3 bd · 2.0 ba · 1,809 sqft · Manufactured public records · 338 Days on market

Built 1981 $30/sqft · 28% below area Est $76k · 28% under ↓ 45% since listing

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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# 285850 Spacious 1,800+ Sq Ft Home in 55+ Desert Pines Community — Priced Under $65K!Priced for a quick sale as the owner has relocated to assisted living. This well-maintained manufactured home offers over 1,800 sq ft of comfortable, functional living space. Fresh exterior paint, a carport with a covered patio, and a back deck make outdoor living easy and enjoyable. Inside, you’ll find a generous primary suite featuring a large master bath with dual-sink vanity, walk-in shower, and relaxing garden tub. The home offers both a formal living room and a separate family room, plus a spacious dining area open to an expansive kitchen with abundant cabinetry and storage. The split-bedroom layout places two additional bedrooms, 1 has no closet and a second full bath on the opposite side of the home for added privacy. A convenient laundry room with folding counter, washer, and dryer included, completes the thoughtful floor plan. Located in Desert Pines, a welcoming 55+ community known for its wide streets, sidewalks, and neighborhood charm BONUS no charge for owners RV parking lot. Schedule your private showing today and discover the exceptional value this home offers!

Key facts

• Dual-sink vanity
• Back deck
• Fresh exterior paint

Tags

• FRESH EXTERIOR PAINT
• CARPORT WITH COVERED PATIO
• BACK DECK
• GENEROUS PRIMARY SUITE
• LARGE MASTER BATH
• DUAL-SINK VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.0% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 42% 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 338 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $24k (30%) 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 $48,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.95% ✓
• Cap rate: 35.96%
• Cash-on-cash: 105.95%
• DSCR: 5.71
• GRM: 2.1

CMA / ARV

• ARV (median comp): $76,000
• List price: $54,999
• Delta: -27.63%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Columbia Center Blvd #79	0.07mi	3/2.0	1,809 (0%)	2mo	$76,000	$42	95
312 S Columbia Center Blvd. #89 Blvd #89	0.06mi	3/2.0	1,716 (-5%)	3mo	$75,000	$44	86
312 S Columbia Center Blvd #98	0.02mi	3/2.0	1,809 (0%)	23mo	$128,500	$71	80
312 S Columbia Center Blvd #86 Blvd #86	0.09mi	3/2.0	1,960 (+8%)	6mo	$100,000	$51	77
7901 W Clearwater Ave 113 Ave #113	0.05mi	3/2.0	1,716 (-5%)	17mo	$60,000	$35	75
312 S Columbia Center Blvd #90	0.06mi	3/2.0	1,620 (-10%)	11mo	$110,000	$68	70
7901 W Clearwater Ave #108	0.04mi	3/2.0	1,560 (-14%)	8mo	$91,500	$59	68

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: 6.10×
• Total profit: $78,559
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 12.92×
• Total profit: $183,530
• 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: 286
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$288
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,360

Break-even live

Break-even rent $451

Max offer price $54,999

Occupancy floor 32%

Sensitivity live

Price	-10% $1,391	-5% $1,375	+0% $1,360	+5% $1,344	+10% $1,329
Rent	-10% $1,188	-5% $1,274	+0% $1,360	+5% $1,445	+10% $1,531
Rate	-1.0pp $1,387	-0.5pp $1,374	base $1,360	+0.5pp $1,345	+1.0pp $1,331

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	14d	4	0.28mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	44d	1	0.81mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	14d	9	0.90mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	44d	1	0.97mi
867 S Zeelar St Kennewick, WA	4.0	2.5	1968	$2,495	$1.27	44d	1	1.17mi
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	44d	1	1.17mi
33 N Jefferson Pl Unit 110 Kennewick, WA	3.0	2.5	1536	$1,950	$1.27	44d	1	1.42mi
5702 W Kennewick Pl #110 Kennewick, WA	3.0	2.5	1435	$1,695	$1.18	14d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $54,999 Active 338 DOM
2. 2026-06-17
   days on market $54,999 Active 337 DOM
3. 2026-06-16
   days on market $54,999 Active 336 DOM
4. 2026-06-15
   days on market $54,999 Active 335 DOM
5. 2026-06-14
   days on market $54,999 Active 333 DOM
6. 2026-06-13
   days on market $54,999 Active 332 DOM
7. 2026-06-10
   days on market $54,999 Active 330 DOM
8. 2026-06-09
   days on market $54,999 Active 329 DOM
9. 2026-06-08
   days on market $54,999 Active 328 DOM
10. 2026-06-07
    days on market $54,999 Active 327 DOM
11. 2026-06-05
    days on market $54,999 Active 324 DOM
12. 2026-06-03
    days on market $54,999 Active 323 DOM
13. 2026-06-02
    days on market $54,999 Active 322 DOM
14. 2026-06-01
    days on market $54,999 Active 321 DOM
15. 2026-05-31
    days on market $54,999 Active 320 DOM
16. 2026-05-30
    days on market $54,999 Active 319 DOM
17. 2026-05-20
    price $54,999 1194-char remark

    Show marketing remark (1194 chars)

    MLS# 285850 Spacious 1,800+ Sq Ft Home in 55+ Desert Pines Community — Priced Under $65K!Priced for a quick sale as the owner has relocated to assisted living. This well-maintained manufactured home offers over 1,800 sq ft of comfortable, functional living space. Fresh exterior paint, a carport with a covered patio, and a back deck make outdoor living easy and enjoyable. Inside, you’ll find a generous primary suite featuring a large master bath with dual-sink vanity, walk-in shower, and relaxing garden tub. The home offers both a formal living room and a separate family room, plus a spacious dining area open to an expansive kitchen with abundant cabinetry and storage. The split-bedroom layout places two additional bedrooms, 1 has no closet and a second full bath on the opposite side of the home for added privacy. A convenient laundry room with folding counter, washer, and dryer included, completes the thoughtful floor plan. Located in Desert Pines, a welcoming 55+ community known for its wide streets, sidewalks, and neighborhood charm BONUS no charge for owners RV parking lot. Schedule your private showing today and discover the exceptional value this home offers!

18. 2026-03-06
    price $62,950 1194-char remark

    Show marketing remark (1194 chars)

    MLS# 285850 Spacious 1,800+ Sq Ft Home in 55+ Desert Pines Community — Priced Under $65K!Priced for a quick sale as the owner has relocated to assisted living. This well-maintained manufactured home offers over 1,800 sq ft of comfortable, functional living space. Fresh exterior paint, a carport with a covered patio, and a back deck make outdoor living easy and enjoyable. Inside, you’ll find a generous primary suite featuring a large master bath with dual-sink vanity, walk-in shower, and relaxing garden tub. The home offers both a formal living room and a separate family room, plus a spacious dining area open to an expansive kitchen with abundant cabinetry and storage. The split-bedroom layout places two additional bedrooms, 1 has no closet and a second full bath on the opposite side of the home for added privacy. A convenient laundry room with folding counter, washer, and dryer included, completes the thoughtful floor plan. Located in Desert Pines, a welcoming 55+ community known for its wide streets, sidewalks, and neighborhood charm BONUS no charge for owners RV parking lot. Schedule your private showing today and discover the exceptional value this home offers!

19. 2025-12-01
    price $69,900 1194-char remark

    Show marketing remark (1194 chars)

    MLS# 285850 Spacious 1,800+ Sq Ft Home in 55+ Desert Pines Community — Priced Under $65K!Priced for a quick sale as the owner has relocated to assisted living. This well-maintained manufactured home offers over 1,800 sq ft of comfortable, functional living space. Fresh exterior paint, a carport with a covered patio, and a back deck make outdoor living easy and enjoyable. Inside, you’ll find a generous primary suite featuring a large master bath with dual-sink vanity, walk-in shower, and relaxing garden tub. The home offers both a formal living room and a separate family room, plus a spacious dining area open to an expansive kitchen with abundant cabinetry and storage. The split-bedroom layout places two additional bedrooms, 1 has no closet and a second full bath on the opposite side of the home for added privacy. A convenient laundry room with folding counter, washer, and dryer included, completes the thoughtful floor plan. Located in Desert Pines, a welcoming 55+ community known for its wide streets, sidewalks, and neighborhood charm BONUS no charge for owners RV parking lot. Schedule your private showing today and discover the exceptional value this home offers!

20. 2025-09-03
    price $73,995 1194-char remark

    Show marketing remark (1194 chars)

    MLS# 285850 Spacious 1,800+ Sq Ft Home in 55+ Desert Pines Community — Priced Under $65K!Priced for a quick sale as the owner has relocated to assisted living. This well-maintained manufactured home offers over 1,800 sq ft of comfortable, functional living space. Fresh exterior paint, a carport with a covered patio, and a back deck make outdoor living easy and enjoyable. Inside, you’ll find a generous primary suite featuring a large master bath with dual-sink vanity, walk-in shower, and relaxing garden tub. The home offers both a formal living room and a separate family room, plus a spacious dining area open to an expansive kitchen with abundant cabinetry and storage. The split-bedroom layout places two additional bedrooms, 1 has no closet and a second full bath on the opposite side of the home for added privacy. A convenient laundry room with folding counter, washer, and dryer included, completes the thoughtful floor plan. Located in Desert Pines, a welcoming 55+ community known for its wide streets, sidewalks, and neighborhood charm BONUS no charge for owners RV parking lot. Schedule your private showing today and discover the exceptional value this home offers!

21. 2025-07-15
    listed $78,995 Active 1194-char remark

    Show marketing remark (1194 chars)

    MLS# 285850 Spacious 1,800+ Sq Ft Home in 55+ Desert Pines Community — Priced Under $65K!Priced for a quick sale as the owner has relocated to assisted living. This well-maintained manufactured home offers over 1,800 sq ft of comfortable, functional living space. Fresh exterior paint, a carport with a covered patio, and a back deck make outdoor living easy and enjoyable. Inside, you’ll find a generous primary suite featuring a large master bath with dual-sink vanity, walk-in shower, and relaxing garden tub. The home offers both a formal living room and a separate family room, plus a spacious dining area open to an expansive kitchen with abundant cabinetry and storage. The split-bedroom layout places two additional bedrooms, 1 has no closet and a second full bath on the opposite side of the home for added privacy. A convenient laundry room with folding counter, washer, and dryer included, completes the thoughtful floor plan. Located in Desert Pines, a welcoming 55+ community known for its wide streets, sidewalks, and neighborhood charm BONUS no charge for owners RV parking lot. Schedule your private showing today and discover the exceptional value this home offers!

22. 2021-02-04
    soldstatus $99,500 1095-char remark

    Show marketing remark (1095 chars)

    Welcome home to Desert Pines Park, a wonderful 55+ community that’s conveniently located near restaurants, banks and other fantastic Kennewick amenities. This well maintained home, offers a spacious floor plan with 1809 sq ft, a welcoming living area, formal dining space, and a beautiful kitchen that features a center island, and tons of cabinetry and work space. You will also find a laundry area with sink and storage, den, 2 bathrooms, and 2 bedrooms, including a large master suite with walk-in closet, dual sink vanity, soaking tub, and separate shower. Outside you will enjoy a 1 car carport, storage shed, and an open deck area to relax and enjoy your morning coffee. Monthly lot rent covers water, sewer, garbage, irrigation and parking! You will be happy to know, this home comes complete with a comprehensive home inspection and a 1 year home warranty! ~All agents and buyers are required to wear face masks at all times. 6 people total in a home at one time. All agents and buyers are to maintain 6 ft separation while on site and follow all other social distancing protocols.

23. 2020-12-18
    listed $99,500 1095-char remark

    Show marketing remark (1095 chars)

    Welcome home to Desert Pines Park, a wonderful 55+ community that’s conveniently located near restaurants, banks and other fantastic Kennewick amenities. This well maintained home, offers a spacious floor plan with 1809 sq ft, a welcoming living area, formal dining space, and a beautiful kitchen that features a center island, and tons of cabinetry and work space. You will also find a laundry area with sink and storage, den, 2 bathrooms, and 2 bedrooms, including a large master suite with walk-in closet, dual sink vanity, soaking tub, and separate shower. Outside you will enjoy a 1 car carport, storage shed, and an open deck area to relax and enjoy your morning coffee. Monthly lot rent covers water, sewer, garbage, irrigation and parking! You will be happy to know, this home comes complete with a comprehensive home inspection and a 1 year home warranty! ~All agents and buyers are required to wear face masks at all times. 6 people total in a home at one time. All agents and buyers are to maintain 6 ft separation while on site and follow all other social distancing protocols.

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $542 · $45/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $26,069
• − Mortgage interest: −$3,081
• − Property taxes: −$542
• − Insurance: −$275
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$1,600
• Taxable income: $16,400
• Est. tax owed @ 24.0%: −$3,936
• After-tax cash flow: $12,380/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

-44.7% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $54,999 PACMLS
• 2026-03-06 Price Changed $62,950 PACMLS
• 2025-12-01 Price Changed $69,900 PACMLS
• 2025-09-03 Price Changed $73,995 PACMLS
• 2025-07-15 Listed $78,995 PACMLS
• 2021-02-04 Sold (MLS) $99,500 PACMLS
• 2020-12-18 Listed $99,500 PACMLS

Property tax history

+4.9%/yr

Latest (2026): $542 · -5.7% YoY. Source: county tax records.