3324 W 19th Ave #180 Ave #180 · Kennewick, WA 99338

$80,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 19 Days on market

Built 1994

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

Listing remarks MLS

MLS# 272916 Your new HOME has been completely refreshed inside! You'll want to bring your things and move right in. Budget friendly and low maintenance. This home has everything you need. Freshly painted with updated kitchen and bathroom. New flooring, doors and trim throughout. Spend all your days at the beautiful community pool as soon as the sun comes out for summer! Then come home and relax in your own little bright and spacious oasis. With lots of windows, you'll have a cheery space to spend your days. The kitchen has a great picture window for natural light, new cupboards, sink, countertops and backsplash. Lots of space for cooking and entertaining and a cute little nook for a coffee bar or desk area. Down the hallway you'll find the cutest remodeled bathroom with a new tile shower/tub, two bedrooms and a laundry area. All complete with new closet doors, trim and blinds. Outside you will find a nice sized shed for storage. A covered porch and attached carport for parking is an added bonus. Plus LOCATION IS PRIMO with easy access to the highway, shopping, hospitals, schools and dining. Lot rent includes unlimited use of the inground swimming pool and community center. This home is a must see! Call your favorite Realtor and schedule your private showing today.

Key facts

• Community pool
• Built 1994
• Listed 19 days

Tags

• PRIVATE COMMUNITY POOL

Property features AI

Exterior

• Parking: Carport (no garage)
• Utilities: Public water; Electric on property; Sewer connected
• Home design: Manufactured home (single wide); One story; New construction; Located in a mobile home park
• Construction: Composition roof; Marlette manufacturer
• Exterior features: Front porch; Community pool; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Oven; Water heater
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Window coverings; Crawl space (no basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: 309 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 16% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $69k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $78,800 (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. 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.
5. 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.
6. 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: 1.87% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.92%
• DSCR: 2.69
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.9%
• Equity multiple: 2.43×
• Total profit: $32,095
• Equity at exit: $11,928

10-year hold

• IRR: 40.8%
• Equity multiple: 4.83×
• Total profit: $85,899
• Equity at exit: $6,917

Cash invested: $22,400 (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 99338

• Active inventory: 309
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$420
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $708

Break-even live

Break-even rent $601

Max offer price $80,000

Occupancy floor 48%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,875	$2.75	21d	4	0.56mi
337 S Johnson St Unit F Kennewick, WA	1.0	1.0	550	$875	$1.59	21d	1	0.92mi
337 S Johnson St Unit A Kennewick, WA	1.0	1.0	550	$975	$1.77	43d	1	0.92mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	21d	1	1.00mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	13d	8	1.13mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	13d	3	1.13mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	21d	1	1.21mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	21d	1	1.27mi
9 N Waverly Pl Kennewick, WA	1.0	1.0	600	$1,222	$2.04	13d	2	1.39mi
5207 W Hildebrand Blvd Kennewick, WA	2.0	1.0	656	$2,380	$3.63	43d	17	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 19 DOM
2. 2026-06-17
   days on market $80,000 Active 18 DOM
3. 2026-06-16
   days on market $80,000 Active 17 DOM
4. 2026-06-15
   days on market $80,000 Active 16 DOM
5. 2026-06-14
   days on market $80,000 Active 14 DOM
6. 2026-06-13
   days on market $80,000 Active 13 DOM
7. 2026-06-10
   days on market $80,000 Active 11 DOM
8. 2026-06-09
   days on market $80,000 Active 10 DOM
9. 2026-06-08
   days on market $80,000 Active 9 DOM
10. 2026-06-07
    days on market $80,000 Active 8 DOM
11. 2026-06-05
    days on market $80,000 Active 5 DOM
12. 2026-06-03
    days on market $80,000 Active 4 DOM
13. 2026-06-02
    days on market $80,000 Active 3 DOM
14. 2026-06-01
    days on market $80,000 Active 2 DOM
15. 2026-05-30
    remarks 550-char remark
16. 2026-05-30
    listed $80,000 Active 1 DOM

ⓘ 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: $265 · $22/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$519/yr (+$43/mo · 196.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥99°F today · 13 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: $17,966
• − Mortgage interest: −$4,481
• − Property taxes: −$265
• − Insurance: −$400
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$2,327
• Taxable income: $7,619
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,666/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): 20,633
• Household income: $111,042
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 281.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 3% Slovak 3% Iranian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 10% Arabic 2% Other Indo-European 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: ▼ -167.63%
• Current HPI: 229.7474
• Rent YoY: —
• 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

+166.7% since first listed

10 events — show timeline

• 2026-05-29 Listed $80,000 PACMLS
• 2024-02-09 Sold (MLS) $69,000 PACMLS
• 2024-01-24 Pending — PACMLS
• 2024-01-06 Contingent — PACMLS
• 2023-12-18 Listed $69,000 PACMLS
• 2023-10-13 Sold (MLS) $41,000 PACMLS
• 2023-09-30 Listed $55,000 PACMLS
• 2023-09-30 Delisted — PACMLS
• 2021-05-04 Sold (MLS) $30,000 PACMLS
• 2021-04-15 Listed $30,000 PACMLS

Property tax history

+4.9%/yr

Latest (2026): $265 · -5.7% YoY. Source: county tax records.