99 N Waverly Pl · Kennewick, WA 99336

$135,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 142 Days on market

Built 1960 Good condition $135/sqft · 29% below area Est $191k · 29% under $275/mo HOA · 19% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +11.1/30.0
• 1% rule +5.8/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 290186 OWNER FINANCING AVAILABLE!!! Nicely remodeled co-op a short walk away from Zintel Creek Golf Course, including a nice view of the 8th green from your living room! Schedule your showing today. 55+ community, cash or Owner financing available. Dues are $275/Mo and includes Water, Sewer, Garbage, Irrigation, lawn maintenance, snow removal, and a covered parking spot. LA is related to Seller.

Key facts

• Remodeled co-op
• Covered parking spot
• $275 HOA

Tags

• REMODELED CO-OP
• VIEW OF THE 8TH GREEN
• COVERED PARKING SPOT

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$190,578) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-54 ($-651/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (5.8% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: 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.
• Zoned schools: Hawthorne Elementary School (474 students, 80% FRL); Highlands Middle School (750 students, 84% FRL); Southridge High School (1,641 students, 55% FRL) — zoned schools average 73% FRL vs 48% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 292 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $933 of loan paydown is wiped out by about $4k 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 142 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

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 $118,800 (12.0% 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. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 7.7

CMA / ARV

• ARV (median comp): $190,578
• List price: $135,000
• Delta: -29.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-24,567
• Equity at exit: $20,129

10-year hold

• IRR: -9.5%
• Equity multiple: 0.40×
• Total profit: $-22,688
• Equity at exit: $11,672

Cash invested: $37,800 (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: 292
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$275
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-54

Break-even live

Break-even rent $1,529

Max offer price $127,146

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-8	+0% $-54	+5% $-101	+10% $-148
Rent	-10% $-170	-5% $-112	+0% $-54	+5% $3	+10% $61
Rate	-1.0pp $14	-0.5pp $-20	base $-54	+0.5pp $-89	+1.0pp $-125

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	45d	1	0.04mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	22d	1	0.30mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	15d	1	0.40mi
2525 W Grand Ronde Ave Kennewick, WA	2.0–3.0	1.0–2.0	1044	$1,345	$1.29	15d	4	0.43mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	22d	1	0.46mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	45d	1	0.50mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	22d	1	0.59mi
603 N Ely St Kennewick, WA	3.0	1.0	1204	$1,895	$1.57	45d	1	0.61mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	45d	1	0.68mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	45d	1	0.70mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	15d	1	0.74mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	45d	1	0.74mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	15d	1	0.74mi
425 S Olympia St Kennewick, WA	2.0	1.0–2.0	1000	$1,335	$1.33	15d	9	0.75mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	45d	1	0.79mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	45d	1	0.82mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	22d	1	0.82mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	15d	1	0.85mi
N Johnson St Kennewick, WA	2.0	1.5	1100	$1,450	$1.32	22d	3	0.85mi
3119 W 7th Ave Unit C120 Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	22d	1	0.88mi
3119 W 7th Ave Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	15d	1	0.88mi
1163 S Underwood Pl #110 Kennewick, WA	3.0	2.5	1478	$2,395	$1.62	45d	1	0.89mi
911 W Entiat Ave Kennewick, WA	2.0–3.0	2.5	1392	$1,725	$1.24	22d	5	0.92mi
1000 W 5th Ave Kennewick, WA	3.0–4.0	2.0	1157	$1,371	$1.18	15d	4	0.92mi
1107 W 5th Ave Kennewick, WA	2.0	1.0	850	$1,588	$1.87	15d	2	0.94mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	15d	3	0.95mi
601 S Kent St Unit 601 F205 Kennewick, WA	2.0	1.0	867	$1,275	$1.47	15d	1	0.98mi
601 S Kent St Unit 601 C202 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	22d	1	0.98mi
601 S Kent St Unit 601 K203 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	45d	1	0.98mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	45d	1	0.99mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	22d	1	0.99mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	22d	1	1.01mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	45d	1	1.01mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	15d	8	1.04mi
1114 W 10th Ave Kennewick, WA	3.0	1.0–2.0	829	$1,342	$1.62	15d	41	1.04mi
3320 W 9th Ave Unit 30 Kennewick, WA	2.0	2.0	1200	$1,400	$1.17	45d	1	1.05mi
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,599	$1.39	15d	5	1.07mi
1110 S Newport St Unit 1110ne B Kennewick, WA	2.0	2.0	995	$1,300	$1.31	45d	1	1.08mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	22d	1	1.09mi
1105 W 10th Ave Kennewick, WA	1.0–2.0	1.0	687	$1,306	$1.90	15d	8	1.12mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: watersewertrashsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $135,000 Active 142 DOM
2. 2026-06-18
   days on market $135,000 Active 139 DOM
3. 2026-06-17
   days on market $135,000 Active 138 DOM
4. 2026-06-16
   days on market $135,000 Active 137 DOM
5. 2026-06-15
   days on market $135,000 Active 136 DOM
6. 2026-06-14
   days on market $135,000 Active 134 DOM
7. 2026-06-13
   days on market $135,000 Active 133 DOM
8. 2026-06-10
   days on market $135,000 Active 131 DOM
9. 2026-06-09
   days on market $135,000 Active 130 DOM
10. 2026-06-08
    days on market $135,000 Active 129 DOM
11. 2026-06-07
    days on market $135,000 Active 128 DOM
12. 2026-06-05
    days on market $135,000 Active 125 DOM
13. 2026-06-03
    days on market $135,000 Active 124 DOM
14. 2026-06-02
    days on market $135,000 Active 123 DOM
15. 2026-06-01
    days on market $135,000 Active 122 DOM
16. 2026-05-31
    days on market $135,000 Active 121 DOM
17. 2026-05-30
    days on market $135,000 Active 120 DOM
18. 2026-04-06
    price $135,000 403-char remark

    Show marketing remark (403 chars)

    MLS# 290186 OWNER FINANCING AVAILABLE!!! Nicely remodeled co-op a short walk away from Zintel Creek Golf Course, including a nice view of the 8th green from your living room! Schedule your showing today. 55+ community, cash or Owner financing available. Dues are $275/Mo and includes Water, Sewer, Garbage, Irrigation, lawn maintenance, snow removal, and a covered parking spot. LA is related to Seller.

19. 2026-01-30
    listed $145,000 Active 403-char remark

    Show marketing remark (403 chars)

    MLS# 290186 OWNER FINANCING AVAILABLE!!! Nicely remodeled co-op a short walk away from Zintel Creek Golf Course, including a nice view of the 8th green from your living room! Schedule your showing today. 55+ community, cash or Owner financing available. Dues are $275/Mo and includes Water, Sewer, Garbage, Irrigation, lawn maintenance, snow removal, and a covered parking spot. LA is related to Seller.

20. 2022-07-05
    listed $180,000 Active
21. 2017-04-06
    soldstatus $70,000
22. 2017-02-28
    soldstatus $895
23. 2017-01-16
    listed $75,000
24. 2016-12-29
    listed $895
25. 2012-06-18
    soldstatus $35,000
26. 2011-11-09
    listed $39,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $17,524
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − HOA: −$3,300
• − Depreciation: −$3,927
• Taxable loss: −$2,769
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $13/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated condo is in good condition with a good location near a golf course. It has a good potential for value increase with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive, attracting more buyers/tenants.
• Both Upgrading the bathroom fixtures — Modern fixtures can make the bathroom more functional and attractive, attracting more buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive, attracting more buyers/tenants. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can make the bathroom more functional and attractive, attracting more buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+246.2% since first listed

9 events — show timeline

• 2026-04-06 Price Changed $135,000 PACMLS
• 2026-01-30 Listed $145,000 PACMLS
• 2022-07-05 Listed $180,000 PACMLS
• 2017-04-06 Sold (MLS) $70,000 PACMLS
• 2017-02-28 Sold (MLS) $895 PACMLS
• 2017-01-16 Listed $75,000 PACMLS
• 2016-12-29 Listed $895 PACMLS
• 2012-06-18 Sold (MLS) $35,000 PACMLS
• 2011-11-09 Listed $39,000 PACMLS