2917 W 19th Ave #103 · Kennewick, WA 99337

$129,900

3 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 97 Days on market

Built 2007 $128/sqft · 67% above area ↓ 10% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Moving to Tri Cities?!!! This is your perfect starter home! Bring your offer. Seller motivated. 3 bedrooms, 2 full bathrooms in Cherry Hill Estates. Premier location near shopping dining.

Key facts

• Built 2007
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $898 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.40% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.84%
• DSCR: 1.97
• GRM: 6.0

CMA / ARV

• ARV (median comp): $77,980
• List price: $129,900
• Delta: 66.58%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 W 19th Ave #22	0.14mi	2/2.0 (-1)	1,002 (-1%)	1mo	$95,000	$95	86
2917 W 19th Ave #81 Ave #81	0.11mi	3/1.0	1,085 (+7%)	12mo	$90,000	$83	69
3324 W 19th Ave #109	0.41mi	2/2.0 (-1)	980 (-3%)	12mo	$78,000	$80	61
2917 W 19th Ave, #17 Ave #17	0.10mi	2/2.0 (-1)	924 (-9%)	21mo	$20,000	$22	59
3324 W 19th Ave #191	0.46mi	2/2.0 (-1)	924 (-9%)	4mo	$67,000	$73	56
3324 19th Ave. #57 Ave #57	0.52mi	3/2.0	1,104 (+9%)	6mo	$97,800	$89	55
3324 19th Ave #88 Ave #88	0.46mi	2/2.0 (-1)	924 (-9%)	6mo	$15,000	$16	54
3324 W 19th Ave #143 Ave #143	0.39mi	2/2.0 (-1)	1,152 (+14%)	0mo	$95,000	$82	54
3324 W 19th Ave #10	0.46mi	3/2.0	1,152 (+14%)	9mo	$99,900	$87	48
3324 W 19th Ave #81	0.42mi	2/1.0 (-1)	924 (-9%)	12mo	$70,000	$76	46
3324 W 19th Ave #146	0.36mi	2/1.0 (-1)	924 (-9%)	23mo	$68,000	$74	40
3324 W 19th Ave #45	0.47mi	2/1.0 (-1)	896 (-12%)	20mo	$71,000	$79	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.58×
• Total profit: $21,071
• Equity at exit: $19,369

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $72,447
• Equity at exit: $11,231

Cash invested: $36,372 (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 99337

• Active inventory: 246
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$681
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $662

Break-even live

Break-even rent $977

Max offer price $129,900

Occupancy floor 59%

Sensitivity live

Price	-10% $736	-5% $699	+0% $662	+5% $625	+10% $589
Rent	-10% $519	-5% $590	+0% $662	+5% $734	+10% $806
Rate	-1.0pp $728	-0.5pp $695	base $662	+0.5pp $628	+1.0pp $594

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,899	$1.65	14d	5	0.41mi
1915 S Neel St Kennewick, WA	3.0	2.0	1401	$3,000	$2.14	14d	1	0.47mi
3611 W 17th Pl Unit A Kennewick, WA	2.0	1.0	970	$1,495	$1.54	21d	1	0.48mi
3613 W 16th Pl Unit B Kennewick, WA	2.0	1.5	1170	$1,295	$1.11	44d	1	0.51mi
1923 S Vancouver St Kennewick, WA	3.0	2.0	1200	$2,022	$1.69	14d	3	0.65mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	14d	1	0.73mi
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,875	$2.75	21d	4	0.73mi
1863 W 19th Ave Unit 1863-B240 Kennewick, WA	3.0	2.0	1200	$1,750	$1.46	21d	1	0.76mi
3320 W 9th Ave Unit 30 Kennewick, WA	2.0	2.0	1200	$1,400	$1.17	44d	1	0.85mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	14d	1	0.85mi
1163 S Underwood Pl #110 Kennewick, WA	3.0	2.5	1478	$2,395	$1.62	44d	1	0.85mi
3119 W 7th Ave Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	14d	1	0.86mi
3119 W 7th Ave Unit C120 Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	21d	1	0.86mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	44d	1	0.95mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	21d	1	0.95mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	44d	1	1.01mi
3887 W 7th Ave Unit B-230 Kennewick, WA	3.0	2.0	1262	$1,850	$1.47	21d	1	1.01mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	21d	1	1.02mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	21d	1	1.05mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	44d	1	1.07mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	44d	1	1.10mi
1701 W 30th Ave Kennewick, WA	3.0	2.0	1500	$2,195	$1.46	14d	1	1.11mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	14d	1	1.15mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	14d	1	1.15mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	44d	1	1.15mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	21d	1	1.17mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	44d	1	1.17mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	14d	1	1.23mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	44d	1	1.24mi
717 S Union St Kennewick, WA	3.0	1.0	1340	$1,895	$1.41	44d	1	1.24mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	44d	1	1.24mi
1110 S Newport St Unit 1110ne B Kennewick, WA	2.0	2.0	995	$1,300	$1.31	44d	1	1.28mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	21d	1	1.32mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	21d	1	1.33mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	44d	1	1.35mi
1105 W 10th Ave Kennewick, WA	1.0–2.0	1.0	687	$1,306	$1.90	14d	8	1.39mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,599	$2.65	14d	3	1.40mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	14d	8	1.41mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	21d	1	1.48mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	44d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $129,900 Active 97 DOM
2. 2026-06-17
   days on market $129,900 Active 96 DOM
3. 2026-06-16
   days on market $129,900 Active 95 DOM
4. 2026-06-15
   days on market $129,900 Active 94 DOM
5. 2026-06-14
   days on market $129,900 Active 92 DOM
6. 2026-06-13
   days on market $129,900 Active 91 DOM
7. 2026-06-10
   days on market $129,900 Active 89 DOM
8. 2026-06-09
   days on market $129,900 Active 88 DOM
9. 2026-06-08
   days on market $129,900 Active 87 DOM
10. 2026-06-07
    days on market $129,900 Active 86 DOM
11. 2026-06-05
    days on market $129,900 Active 83 DOM
12. 2026-06-03
    days on market $129,900 Active 82 DOM
13. 2026-06-02
    days on market $129,900 Active 81 DOM
14. 2026-06-01
    days on market $129,900 Active 80 DOM
15. 2026-05-31
    days on market $129,900 Active 79 DOM
16. 2026-05-30
    days on market $129,900 Active 78 DOM
17. 2026-05-19
    status Active 187-char remark

    Show marketing remark (187 chars)

    Moving to Tri Cities?!!! This is your perfect starter home! Bring your offer. Seller motivated. 3 bedrooms, 2 full bathrooms in Cherry Hill Estates. Premier location near shopping dining.

18. 2026-05-12
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Moving to Tri Cities?!!! This is your perfect starter home! Bring your offer. Seller motivated. 3 bedrooms, 2 full bathrooms in Cherry Hill Estates. Premier location near shopping dining.

19. 2026-03-06
    listed $129,900 Active 187-char remark

    Show marketing remark (187 chars)

    Moving to Tri Cities?!!! This is your perfect starter home! Bring your offer. Seller motivated. 3 bedrooms, 2 full bathrooms in Cherry Hill Estates. Premier location near shopping dining.

20. 2025-08-23
    price $129,900
21. 2025-08-14
    price $138,000
22. 2025-07-28
    price $138,000
23. 2025-04-19
    price $140,000
24. 2025-04-18
    price $140,000
25. 2025-03-06
    listed $145,000 Active

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $1,273 · $106/mo
• Expected delta: +$832/yr (+$69/mo · 188.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°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: $21,786
• − Mortgage interest: −$7,276
• − Property taxes: −$441
• − Insurance: −$650
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$3,779
• Taxable income: $6,154
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $6,468/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): 33,287
• Household income: $98,848
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 430.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 13% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Portuguese 3% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Russian/Polish/Slavic 2%

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: ▼ -260.38%
• Current HPI: 245.5375
• 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

-10.4% since first listed

9 events — show timeline

• 2026-05-19 Relisted — YAMLS
• 2026-05-12 Pending — YAMLS
• 2026-03-06 Listed $129,900 YAMLS
• 2025-08-23 Price Changed $129,900 YAMLS
• 2025-08-14 Price Changed $138,000 YAMLS
• 2025-07-28 Price Changed $138,000 PACMLS
• 2025-04-19 Price Changed $140,000 YAMLS
• 2025-04-18 Price Changed $140,000 PACMLS
• 2025-03-06 Listed $145,000 YAMLS

Property tax history

-1.2%/yr

Latest (2026): $441 · -5.7% YoY. Source: county tax records.