312 S Columbia Center Blvd #93 · Kennewick, WA 99336

$100,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 148 Days on market

Built 2010 $69/sqft · 32% above area Est $76k · 32% over

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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).

• Cash flow +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 289980 MLS# 287306 Beautiful Manufactured Home in Sought-After 55+ Community. If you're seeking a peaceful, low-maintenance lifestyle, look no further. This charming, turn-key manufactured home offers the perfect blend of comfort and convenience, all within one of the most desirable 55+ communities in the area. This lovely home features three bedrooms and two bathrooms, providing ample room for relaxation and privacy. The open-concept design creates a bright and inviting atmosphere, seamlessly blending the living, dining, and kitchen areas into a perfect space for both daily living and entertaining. All appliances included as well as a storage shed, and built-in office furniture, making this a true turn-key opportunity. Located in a prime spot within the community, this home offers the ultimate in convenience. Just minutes away from grocery stores, restaurants, and shopping, you’ll have everything you need right at your fingertips. Yet, the community itself remains wonderfully quiet and private, offering a serene escape from the hustle and bustle of everyday life. Call today to schedule a tour and see for yourself how easy and fulfilling life can be in this beautiful, turn-key manufactured home.

Key facts

• Prime spot
• Open concept design
• Storage shed

Tags

• OPEN CONCEPT DESIGN
• STORAGE SHED
• BUILT IN OFFICE FURNITURE
• PRIME SPOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 46% 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 39% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (13%) 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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: 2.03% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.52%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (median comp): $75,500
• List price: $100,000
• Delta: 32.45%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Columbia Center Blvd. #95 Blvd #95	0.02mi	3/2.0	1,440 (0%)	2mo	$34,250	$24	97
312 S Columbia Center Blvd. #72 Blvd #72	0.06mi	2/2.0 (-1)	1,456 (+1%)	3mo	$43,000	$30	88
312 S Columbia Center Blvd. #63 Blvd #63	0.14mi	3/2.0	1,404 (-2%)	6mo	$65,500	$47	84
312 S Columbia Center Blvd #69	0.08mi	3/2.0	1,484 (+3%)	9mo	$62,000	$42	83
312 S Columbia Center Blvd Unit 21 Blvd #21	0.17mi	3/2.0	1,456 (+1%)	11mo	$129,000	$89	81
7901 W Clearwater Ave #108	0.06mi	3/2.0	1,560 (+8%)	8mo	$91,500	$59	76
312 S Columbia Center Blvd #71 Blvd #71	0.06mi	3/2.0	1,296 (-10%)	6mo	$70,000	$54	75
7901 W Clearwater Ave #154 Ave	0.11mi	3/2.0	1,296 (-10%)	5mo	$90,000	$69	74
312 S Columbia Center Blvd. #56 Blvd #56	0.10mi	2/2.0 (-1)	1,512 (+5%)	11mo	$118,500	$78	73
7901 W Clearwater Ave #137	0.20mi	3/2.0	1,296 (-10%)	2mo	$102,500	$79	72
7901 W Clearwater Avenue #167 Ave #167	0.15mi	3/2.0	1,248 (-13%)	2mo	$90,000	$72	69
312 S Columbia Center Blvd #90	0.09mi	3/2.0	1,620 (+12%)	11mo	$110,000	$68	66

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: 39.7%
• Equity multiple: 2.71×
• Total profit: $47,768
• Equity at exit: $14,910

10-year hold

• IRR: 46.2%
• Equity multiple: 5.51×
• Total profit: $126,208
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $992

Break-even live

Break-even rent $779

Max offer price $100,000

Occupancy floor 46%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	44d	1	0.25mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	13d	4	0.28mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	13d	13	0.32mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	13d	10	0.57mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	13d	9	0.58mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	44d	1	0.81mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	44d	1	0.82mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	13d	9	0.90mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	13d	1	0.90mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	44d	1	0.97mi
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	13d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $100,000 Active 148 DOM
2. 2026-06-17
   days on market $100,000 Active 147 DOM
3. 2026-06-16
   days on market $100,000 Active 146 DOM
4. 2026-06-15
   days on market $100,000 Active 145 DOM
5. 2026-06-14
   days on market $100,000 Active 143 DOM
6. 2026-06-13
   days on market $100,000 Active 142 DOM
7. 2026-06-10
   days on market $100,000 Active 140 DOM
8. 2026-06-09
   days on market $100,000 Active 139 DOM
9. 2026-06-08
   days on market $100,000 Active 138 DOM
10. 2026-06-07
    days on market $100,000 Active 137 DOM
11. 2026-06-05
    days on market $100,000 Active 134 DOM
12. 2026-06-03
    days on market $100,000 Active 133 DOM
13. 2026-06-02
    days on market $100,000 Active 132 DOM
14. 2026-06-01
    days on market $100,000 Active 131 DOM
15. 2026-05-31
    days on market $100,000 Active 130 DOM
16. 2026-05-30
    days on market $100,000 Active 129 DOM
17. 2026-04-13
    price $100,000 1225-char remark

    Show marketing remark (1225 chars)

    MLS# 289980 MLS# 287306 Beautiful Manufactured Home in Sought-After 55+ Community. If you're seeking a peaceful, low-maintenance lifestyle, look no further. This charming, turn-key manufactured home offers the perfect blend of comfort and convenience, all within one of the most desirable 55+ communities in the area. This lovely home features three bedrooms and two bathrooms, providing ample room for relaxation and privacy. The open-concept design creates a bright and inviting atmosphere, seamlessly blending the living, dining, and kitchen areas into a perfect space for both daily living and entertaining. All appliances included as well as a storage shed, and built-in office furniture, making this a true turn-key opportunity. Located in a prime spot within the community, this home offers the ultimate in convenience. Just minutes away from grocery stores, restaurants, and shopping, you’ll have everything you need right at your fingertips. Yet, the community itself remains wonderfully quiet and private, offering a serene escape from the hustle and bustle of everyday life. Call today to schedule a tour and see for yourself how easy and fulfilling life can be in this beautiful, turn-key manufactured home.

18. 2026-01-21
    listed $115,000 Active 1225-char remark

    Show marketing remark (1225 chars)

    MLS# 289980 MLS# 287306 Beautiful Manufactured Home in Sought-After 55+ Community. If you're seeking a peaceful, low-maintenance lifestyle, look no further. This charming, turn-key manufactured home offers the perfect blend of comfort and convenience, all within one of the most desirable 55+ communities in the area. This lovely home features three bedrooms and two bathrooms, providing ample room for relaxation and privacy. The open-concept design creates a bright and inviting atmosphere, seamlessly blending the living, dining, and kitchen areas into a perfect space for both daily living and entertaining. All appliances included as well as a storage shed, and built-in office furniture, making this a true turn-key opportunity. Located in a prime spot within the community, this home offers the ultimate in convenience. Just minutes away from grocery stores, restaurants, and shopping, you’ll have everything you need right at your fingertips. Yet, the community itself remains wonderfully quiet and private, offering a serene escape from the hustle and bustle of everyday life. Call today to schedule a tour and see for yourself how easy and fulfilling life can be in this beautiful, turn-key manufactured home.

19. 2014-11-21
    listed $87,900

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$391/yr (+$33/mo · 66.3%)

ⓘ 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: $24,414
• − Mortgage interest: −$5,602
• − Property taxes: −$589
• − Insurance: −$500
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$2,909
• Taxable income: $10,908
• Est. tax owed @ 24.0%: −$2,618
• After-tax cash flow: $9,287/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

+13.8% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $100,000 PACMLS
• 2026-01-21 Listed $115,000 PACMLS
• 2014-11-21 Listed $87,900 PACMLS

Property tax history

-4.0%/yr

Latest (2026): $589 · +658.9% YoY. Source: county tax records.