7901 W Clearwater Avenue #185 Ave #185 · Kennewick, WA 99336

$29,900

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 300 Days on market

Manufactured home Built 1981 Good condition $38/sqft · 37% below area Est $48k · 37% under ↓ 24% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.7

Listing remarks MLS

MLS# 289783 Home is priced to sell and seller is motivated!!! Must be over 55 years old to live in community. Home has had many updates inside. Home has newer flooring throughout the entire home. Kitchen has some new cabinets and new counter tops. There is tile backsplash in the kitchen and bathroom. Kitchen is very spacious and has a breakfast bar and lots of storage space. Most of the appliances are newer. Bathroom has a tile shower and tile counter tops on the vanity. There are vinyl windows throughout the entire home. This is better than renting.

Key facts

• New counter tops
• Newer flooring
• Spacious kitchen

Tags

• NEWER FLOORING
• NEW CABINETS
• NEW COUNTER TOPS
• TILE BACKSPLASH
• SPACIOUS KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.5% vs local median 3.0% 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: Ridge View Elementary School (334 students, 38% FRL); Desert Hills Middle School (889 students, 29% FRL); Kamiakin High School (1,884 students, 43% FRL).
• Market conditions: Rents rising (+3.4%/yr); 691 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

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 $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 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: 4.27% ✓
• Cap rate: 39.53%
• Cash-on-cash: 118.70%
• DSCR: 6.28
• GRM: 1.9

CMA / ARV

• ARV (median comp): $47,509
• List price: $29,900
• Delta: -37.06%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005 W 5th Ave	0.29mi	2/1.0	780 (-0%)	21mo	$305,000	$391	68
7901 W Clearwater Unit #157 Ave #157	0.05mi	3/2.0 (+1)	924 (+18%)	3mo	$48,000	$52	61
7901 W Clearwater Ave #138	0.10mi	2/1.0	924 (+18%)	15mo	$69,900	$76	57
7901 W Clearwater Avenue #120 Ave #120	0.08mi	2/1.0	896 (+14%)	23mo	$25,000	$28	53
7901 W Clearwater Ave #139 Ave #139	0.10mi	2/1.5	924 (+18%)	23mo	$72,000	$78	49
7901 W Clearwater Ave #179	0.05mi	2/2.0	924 (+18%)	26mo	$35,000	$38	48
7901 W Clearwater Ave #140	0.10mi	2/2.0	924 (+18%)	26mo	$56,000	$61	46

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: —
• Equity multiple: 6.78×
• Total profit: $48,406
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 14.40×
• Total profit: $112,165
• Equity at exit: $2,585

Cash invested: $8,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $62,500 ($77/sqft)
• Median days on market: 349 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -21.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 99336

• Rents YoY: 3.4%
• Active inventory: 691
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$157
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$12
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $828

Break-even live

Break-even rent $230

Max offer price $29,900

Occupancy floor 30%

Sensitivity live

Price	-10% $845	-5% $837	+0% $828	+5% $820	+10% $811
Rent	-10% $727	-5% $778	+0% $828	+5% $879	+10% $929
Rate	-1.0pp $843	-0.5pp $836	base $828	+0.5pp $820	+1.0pp $812

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: $7,475
• Closing costs: $897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8180 W 4th Ave Kennewick, WA	1.0–3.0	1.0–2.0	1082	$1,949	$1.80	1d	8	0.25mi
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	184d	1	0.29mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$1,618	$1.75	2d	6	0.35mi
7275 W Clearwater Ave Unit B112 Kennewick, WA	1.0	1.0	777	$1,395	$1.80	184d	1	0.54mi
7275 W Clearwater Ave Kennewick, WA	1.0	1.0	832	$1,695	$2.04	2d	3	0.54mi
7918 W 10th Ave Kennewick, WA	2.0	1.0–2.0	800	$2,965	$3.71	10d	9	0.58mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	2d	2	0.61mi
725 N Center Pkwy Kennewick, WA	2.0–3.0	2.0	1167	$1,774	$1.52	0d	7	0.86mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	184d	1	0.92mi
612 S Wyoming St Kennewick, WA	3.0	2.0	1120	$2,095	$1.87	33d	1	0.96mi
32 S Quay St #4 Kennewick, WA	2.0	1.0	782	$1,095	$1.40	10d	1	1.00mi
32 S Quay St #4 Kennewick, WA	2.0	1.0	782	$1,195	$1.53	184d	1	1.00mi
6208 W Albany Ct Apt 3 Kennewick, WA	3.0	1.5	1000	$1,550	$1.55	10d	1	1.22mi
118 N McKinley St Unit A Kennewick, WA	3.0	1.5	1100	$1,495	$1.36	46d	1	1.30mi
312 S Kellogg St Unit B Kennewick, WA	2.0	1.0	1000	$1,600	$1.60	2d	1	1.37mi
312 S Kellogg St Unit B Kennewick, WA	2.0	1.0	1000	$1,600	$1.60	10d	1	1.37mi

Listing history 50 events

1. 2026-11-08
   days on market $29,900 Active 300 DOM
2. 2026-11-07
   days on market $29,900 Active 299 DOM
3. 2026-11-06
   days on market $29,900 Active 298 DOM
4. 2026-11-05
   days on market $29,900 Active 297 DOM
5. 2026-11-04
   days on market $29,900 Active 296 DOM
6. 2026-11-02
   days on market $29,900 Active 294 DOM
7. 2026-11-01
   days on market $29,900 Active 293 DOM
8. 2026-10-31
   days on market $29,900 Active 292 DOM
9. 2026-10-30
   days on market $29,900 Active 291 DOM
10. 2026-10-29
    days on market $29,900 Active 290 DOM
11. 2026-10-28
    days on market $29,900 Active 289 DOM
12. 2026-10-27
    days on market $29,900 Active 288 DOM
13. 2026-10-26
    days on market $29,900 Active 287 DOM
14. 2026-10-25
    days on market $29,900 Active 286 DOM
15. 2026-10-24
    days on market $29,900 Active 285 DOM
16. 2026-10-23
    days on market $29,900 Active 284 DOM
17. 2026-10-22
    days on market $29,900 Active 283 DOM
18. 2026-10-21
    days on market $29,900 Active 282 DOM
19. 2026-10-20
    days on market $29,900 Active 281 DOM
20. 2026-10-19
    days on market $29,900 Active 280 DOM
21. 2026-10-18
    days on market $29,900 Active 279 DOM
22. 2026-10-17
    days on market $29,900 Active 278 DOM
23. 2026-10-16
    days on market $29,900 Active 277 DOM
24. 2026-10-15
    days on market $29,900 Active 276 DOM
25. 2026-10-14
    days on market $29,900 Active 275 DOM
26. 2026-10-13
    days on market $29,900 Active 274 DOM
27. 2026-10-12
    days on market $29,900 Active 273 DOM
28. 2026-10-11
    days on market $29,900 Active 272 DOM
29. 2026-10-10
    days on market $29,900 Active 271 DOM
30. 2026-10-09
    days on market $29,900 Active 270 DOM
31. 2026-10-08
    days on market $29,900 Active 269 DOM
32. 2026-10-07
    days on market $29,900 Active 268 DOM
33. 2026-10-06
    days on market $29,900 Active 267 DOM
34. 2026-10-05
    days on market $29,900 Active 266 DOM
35. 2026-10-04
    days on market $29,900 Active 265 DOM
36. 2026-10-04
    days on market $29,900 Active 264 DOM
37. 2026-10-02
    days on market $29,900 Active 263 DOM
38. 2026-10-01
    days on market $29,900 Active 262 DOM
39. 2026-09-30
    days on market $29,900 Active 261 DOM
40. 2026-09-29
    days on market $29,900 Active 260 DOM
41. 2026-09-28
    days on market $29,900 Active 259 DOM
42. 2026-09-27
    days on market $29,900 Active 258 DOM
43. 2026-09-26
    days on market $29,900 Active 257 DOM
44. 2026-09-25
    days on market $29,900 Active 256 DOM
45. 2026-09-24
    days on market $29,900 Active 255 DOM
46. 2026-09-24
    days on market $29,900 Active 254 DOM
47. 2026-09-22
    days on market $29,900 Active 253 DOM
48. 2026-09-21
    days on market $29,900 Active 252 DOM
49. 2026-09-20
    days on market $29,900 Active 251 DOM
50. 2026-09-18
    days on market $29,900 Active 249 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: $147 · $12/mo
• Projected year-2 tax: $293 · $24/mo
• Expected delta: +$146/yr (+$12/mo · 99.8%)

ⓘ 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 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: $15,336
• − Mortgage interest: −$1,675
• − Property taxes: −$147
• − Insurance: −$150
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$870
• Taxable income: $10,041
• Est. tax owed @ 24.0%: −$2,410
• After-tax cash flow: $7,528/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $3,920–$11,760 screening

This manufactured home is in good condition with recent updates, making it a solid investment with potential for further improvements.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Trim and mulch landscaping — Improves curb appeal and rental value ↑
• Both Replace vinyl windows — Improves energy efficiency and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Fuerza Elementary Middle Desert Hills Middle School High Kamiakin High School

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

B Composite livability gradescore 78/100

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 · 219,421 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: 15% of renters

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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%

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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%
• Languages at home: 68% English-only · Spanish 29% Arabic 1%

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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

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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

-23.9% since first listed

3 events — show timeline

• 2026-03-29 Price Changed $44,900 PACMLS
• 2026-03-06 Price Changed $49,000 PACMLS
• 2026-01-13 Listed $59,000 PACMLS

Property tax history

+4.1%/yr

Latest (2026): $147 · -5.7% YoY. Source: county tax records.