5007 W Clearwater Ave #19 · Kennewick, WA 99336

$42,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 49 Days on market

Built 1978 $58/sqft · 8% below area Est $46k · 8% under ↓ 24% 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 +11.3/15.0
• 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# 292576 Welcome to this beautifully updated 2-bedroom, 1-bath manufactured home nestled in a friendly community near Clearwater. Step inside to find brand-neutral colors and a bright, open layout that instantly feels inviting. The front yard features fresh grass, giving the home great curb appeal, and an extra storage room. Located just minutes from shopping, restaurants, and cozy coffee spots, this home offers comfort, style, and convenience all in one. Schedule your private tour today!

Key facts

• Bright open layout
• Extra storage room
• Built 1978

Tags

• EXTRA STORAGE ROOM
• BRIGHT OPEN LAYOUT

Property features AI

Finance

• Other: New construction; Residential zoning

Exterior

• Parking: No garage
• Utilities: Public water; Electric on property; Sewer connected
• Home design: Manufactured home (single wide); One level
• Construction: Metal roof; Champion Tamarack manufactured home
• Exterior features: Full fencing; Street lights in the community

Interior

• Kitchen: Range; Oven
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Laminate counters

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.9% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $290 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.47% ✓
• Cap rate: 30.92%
• Cash-on-cash: 87.97%
• DSCR: 4.91
• GRM: 2.4

CMA / ARV

• ARV (median comp): $45,877
• List price: $42,000
• Delta: -8.45%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 89.0%
• Equity multiple: 5.14×
• Total profit: $48,698
• Equity at exit: $6,262

10-year hold

• IRR: 92.1%
• Equity multiple: 10.83×
• Total profit: $115,574
• Equity at exit: $3,631

Cash invested: $11,760 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $862

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 36%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 N Arthur St Kennewick, WA	2.0	1.0–2.0	749	$1,700	$2.27	14d	7	0.25mi
465 N Arthur St Kennewick, WA	2.0	1.0	717	$1,550	$2.16	44d	1	0.27mi
465 N Arthur St Kennewick, WA	1.0	1.0	675	$1,350	$2.00	21d	3	0.27mi
530 N Edison St Kennewick, WA	1.0–2.0	1.0	700	$1,657	$2.37	14d	11	0.34mi
445 N Volland St Kennewick, WA	1.0–2.0	1.0	735	$1,294	$1.76	14d	7	0.35mi
632 N Arthur St Kennewick, WA	1.0	1.0	575	$1,036	$1.80	14d	1	0.47mi
4711 W Metaline Ave Kennewick, WA	1.0–2.0	1.0	777	$1,525	$1.96	21d	7	0.59mi
801 N Tweedt St Kennewick, WA	1.0–2.0	1.0	779	$1,350	$1.73	21d	3	0.68mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	14d	8	0.80mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	14d	3	0.88mi
337 S Johnson St Unit A Kennewick, WA	1.0	1.0	550	$975	$1.77	44d	1	1.12mi
337 S Johnson St Unit F Kennewick, WA	1.0	1.0	550	$875	$1.59	21d	1	1.12mi

Listing history 17 events

1. 2026-06-18
   days on market $42,000 Active 49 DOM
2. 2026-06-17
   days on market $42,000 Active 48 DOM
3. 2026-06-16
   days on market $42,000 Active 47 DOM
4. 2026-06-15
   days on market $42,000 Active 46 DOM
5. 2026-06-14
   days on market $42,000 Active 44 DOM
6. 2026-06-13
   days on market $42,000 Active 43 DOM
7. 2026-06-10
   pricedays on market $42,000 Active 41 DOM
8. 2026-06-09
   days on market $49,999 Active 40 DOM
9. 2026-06-08
   days on market $49,999 Active 39 DOM
10. 2026-06-07
    days on market $49,999 Active 38 DOM
11. 2026-06-05
    days on market $49,999 Active 35 DOM
12. 2026-06-03
    days on market $49,999 Active 34 DOM
13. 2026-06-02
    pricedays on market $49,999 Active 33 DOM
14. 2026-06-01
    days on market $55,000 Active 32 DOM
15. 2026-05-31
    days on market $55,000 Active 31 DOM
16. 2026-05-30
    days on market $55,000 Active 30 DOM
17. 2026-04-30
    listed $55,000 Active 496-char remark

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 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: $17,504
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$1,222
• Taxable income: $10,289
• Est. tax owed @ 24.0%: −$2,469
• After-tax cash flow: $7,876/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

-23.6% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $42,000 PACMLS
• 2026-06-01 Price Changed $49,999 PACMLS
• 2026-04-30 Listed $55,000 PACMLS

Property tax history

-1.5%/yr

Latest (2026): $44 · -5.7% YoY. Source: county tax records.