2419 Grand Ronde Ave Unit D · Kennewick, WA 99336

$1,895

3 bd · 2.0 ba · 1,192 sqft · Condo public records · 42 Days on market

Built 1979 $2/sqft · 99% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

FOR RENT: MLS#292121 Nicely finished condo with super location for convenience to Hwy 395. Adorable low maintenance condo with lots of updates that include bamboo flooring, rear patio with pergola. Spacious kitchen with all appliances, washer & dryer included. Two bedroom design with 2 separate bathrooms and a detached 2 car garage. Landlord pays the condo association dues, which includes water, and exterior front yard maintenance. SVN/Agent is leasing agent only, Landlord is a licensed Realtor in the State of WA and manages their own rental. No Pets, No smoking please. Move in fees may include, but may not be limited to first month's rent, security dep same as rent. Tenants 18 and over shall apply through SVN's 3rd party screening company AcraNet. Landlord will not accept a comprehensive reusable tenant screening report from another company.

Key facts

• Spacious kitchen
• Bamboo flooring
• Rear patio

Tags

• BAMBOO FLOORING
• REAR PATIO
• DETACHED GARAGE
• SPACIOUS KITCHEN
• ALL APPLIANCES INCLUDED

🏷️ Possibly a rental listed for sale. The $1,895 price doesn't fit this home's estimated sale value (~$304,824) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 818.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% 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 $13 of loan paydown is wiped out by about $57 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 $531 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $100 (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1k; list at $2k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,838 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 86.49% ✓
• Cap rate: 817.96%
• Cash-on-cash: 2898.82%
• DSCR: 129.98
• GRM: 0.1

CMA / ARV

• ARV (median comp): $304,824
• List price: $1,895
• Delta: -99.38%
• 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: —
• Equity multiple: 155.54×
• Total profit: $81,999
• Equity at exit: $283

10-year hold

• IRR: —
• Equity multiple: 338.91×
• Total profit: $179,294
• Equity at exit: $164

Cash invested: $531 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $28/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $1,282

Break-even live

Break-even rent $17

Max offer price $1,895

Occupancy floor 17%

Sensitivity live

Price	-10% $1,283	-5% $1,282	+0% $1,282	+5% $1,281	+10% $1,280
Rent	-10% $1,152	-5% $1,217	+0% $1,282	+5% $1,347	+10% $1,411
Rate	-1.0pp $1,283	-0.5pp $1,282	base $1,282	+0.5pp $1,281	+1.0pp $1,281

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: $474
• Closing costs: $57
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 W Grand Ronde Ave Kennewick, WA	2.0–3.0	1.0–2.0	1044	$1,595	$1.53	14d	4	0.15mi
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.33mi
603 N Ely St Kennewick, WA	3.0	1.0	1204	$1,895	$1.57	44d	1	0.35mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	21d	1	0.47mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	14d	1	0.58mi
N Johnson St Kennewick, WA	2.0	1.5	1100	$1,450	$1.32	21d	3	0.65mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	44d	1	0.77mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	21d	1	0.79mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	44d	1	0.84mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	14d	1	0.84mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	14d	1	0.85mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	44d	1	0.88mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	21d	1	0.92mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,599	$2.65	14d	3	0.94mi
911 W Entiat Ave Kennewick, WA	2.0–3.0	2.5	1392	$1,999	$1.44	21d	5	0.97mi
1013 N Neel St Kennewick, WA	2.0	1.0	1000	$1,650	$1.65	44d	1	0.99mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	14d	8	1.02mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	44d	1	1.03mi
425 S Olympia St Kennewick, WA	2.0	1.0–2.0	1000	$1,335	$1.33	14d	9	1.04mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	44d	1	1.04mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	14d	1	1.05mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	21d	1	1.06mi
3119 W 7th Ave Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	14d	1	1.07mi
3119 W 7th Ave Unit C120 Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	21d	1	1.07mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	44d	1	1.08mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	21d	1	1.13mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	44d	1	1.13mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	44d	1	1.15mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	21d	1	1.15mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	44d	1	1.17mi
1000 W 5th Ave Kennewick, WA	3.0–4.0	2.0	1157	$1,371	$1.18	14d	4	1.19mi
3320 W 9th Ave Unit 30 Kennewick, WA	2.0	2.0	1200	$1,400	$1.17	44d	1	1.21mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	44d	1	1.23mi
1163 S Underwood Pl #110 Kennewick, WA	3.0	2.5	1478	$2,395	$1.62	44d	1	1.24mi
1107 W 5th Ave Kennewick, WA	2.0	1.0	850	$1,588	$1.87	14d	2	1.25mi
601 S Kent St Unit 601 F205 Kennewick, WA	2.0	1.0	867	$1,275	$1.47	14d	1	1.27mi
601 S Kent St Unit 601 C202 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	21d	1	1.27mi
601 S Kent St Unit 601 K203 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	44d	1	1.27mi
108 S Tweedt Pl Kennewick, WA	2.0	2.0	1258	$1,795	$1.43	44d	1	1.31mi
440 N Volland St Kennewick, WA	1.0–3.0	1.0–1.5	958	$1,600	$1.67	14d	7	1.31mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-12
   price $1,895 861-char remark

   Show marketing remark (861 chars)

   FOR RENT: MLS#292121 Nicely finished condo with super location for convenience to Hwy 395. Adorable low maintenance condo with lots of updates that include bamboo flooring, rear patio with pergola. Spacious kitchen with all appliances, washer & dryer included. Two bedroom design with 2 separate bathrooms and a detached 2 car garage. Landlord pays the condo association dues, which includes water, and exterior front yard maintenance. SVN/Agent is leasing agent only, Landlord is a licensed Realtor in the State of WA and manages their own rental. No Pets, No smoking please. Move in fees may include, but may not be limited to first month's rent, security dep same as rent. Tenants 18 and over shall apply through SVN's 3rd party screening company AcraNet. Landlord will not accept a comprehensive reusable tenant screening report from another company.

2. 2026-04-15
   listed $1,995 Active 861-char remark

   Show marketing remark (861 chars)

   FOR RENT: MLS#292121 Nicely finished condo with super location for convenience to Hwy 395. Adorable low maintenance condo with lots of updates that include bamboo flooring, rear patio with pergola. Spacious kitchen with all appliances, washer & dryer included. Two bedroom design with 2 separate bathrooms and a detached 2 car garage. Landlord pays the condo association dues, which includes water, and exterior front yard maintenance. SVN/Agent is leasing agent only, Landlord is a licensed Realtor in the State of WA and manages their own rental. No Pets, No smoking please. Move in fees may include, but may not be limited to first month's rent, security dep same as rent. Tenants 18 and over shall apply through SVN's 3rd party screening company AcraNet. Landlord will not accept a comprehensive reusable tenant screening report from another company.

3. 2018-10-30
   soldstatus $1,250 156-char remark

   Show marketing remark (156 chars)

   FOR RENT: Adorable low maintenance condo Spacious kitchen, 2 bedroom design with 2 separate bathrooms and 2 car garage. Water, sewer and lawn care included.

4. 2018-10-16
   listed $1,250 156-char remark

   Show marketing remark (156 chars)

   FOR RENT: Adorable low maintenance condo Spacious kitchen, 2 bedroom design with 2 separate bathrooms and 2 car garage. Water, sewer and lawn care included.

5. 2016-04-15
   soldstatus $119,000
6. 2016-04-15
   soldstatus $119,000
7. 2016-02-09
   listed $125,900
8. 2013-09-27
   soldstatus $118,000
9. 2007-10-26
   soldstatus $119,000

ⓘ 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 · 15 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: $19,669
• − Mortgage interest: −$106
• − Property taxes: −$28
• − Insurance: −$9
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$55
• Taxable income: $16,323
• Est. tax owed @ 24.0%: −$3,917
• After-tax cash flow: $11,464/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

-98.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $1,895 PACMLS
• 2026-04-15 Listed $1,995 PACMLS
• 2018-10-30 Sold (MLS) $1,250 PACMLS
• 2018-10-16 Listed $1,250 PACMLS
• 2016-04-15 Sold (Public Records) $119,000 Public Records
• 2016-04-15 Sold (MLS) $119,000 PACMLS
• 2016-02-09 Listed $125,900 PACMLS
• 2013-09-27 Sold (Public Records) $118,000 Public Records
• 2007-10-26 Sold (Public Records) $119,000 Public Records

Property tax history

+5.1%/yr

Latest (2026): $2,264 · -8.5% YoY. Source: county tax records.