3324 W 19th Ave #161 · Kennewick, WA 99338

$75,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 55 Days on market

Built 1985 $81/sqft · 11% below area Est $84k · 11% under

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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
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

MLS# 291657 Smart home, Alexa will turn on/off all your lights. you can program outside lights, turn off your water sink faucet with a touch. . equipped with security camaras which seller will leave if buyer wants. .seller willl finance with 10k down for 10 or 15 years

Key facts

• Security cameras
• Smart home
• Built 1985

Tags

• SMART HOME
• SECURITY CAMERAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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: Lincoln Elementary School (435 students, 58% FRL); Highlands Middle School (750 students, 84% FRL); Southridge High School (1,641 students, 55% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 311 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); high-income renter base; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 17% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.04% ✓
• Cap rate: 18.54%
• Cash-on-cash: 43.74%
• DSCR: 2.95
• GRM: 4.1

CMA / ARV

• ARV (median comp): $83,978
• List price: $75,000
• Delta: -10.69%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3324 19th Ave #88 Ave #88	0.12mi	2/2.0	924 (0%)	6mo	$15,000	$16	90
3324 W 19th Ave #191	0.24mi	2/2.0	924 (0%)	4mo	$67,000	$73	86
3324 W 19th Ave #81	0.09mi	2/1.0	924 (0%)	13mo	$70,000	$76	81
3324 W 19th Ave #109	0.04mi	2/2.0	980 (+6%)	12mo	$78,000	$80	78
3324 W 19th Ave #146	0.08mi	2/1.0	924 (0%)	23mo	$68,000	$74	73
2906 W 7th Ave #23	0.60mi	2/2.0	924 (0%)	7mo	$62,500	$68	66
2917 W 19th Avenue, #1 Ave #1	0.32mi	2/1.0	840 (-9%)	2mo	$75,000	$89	64
3324 W 19th Ave #45	0.26mi	2/1.0	896 (-3%)	20mo	$71,000	$79	62
2917 W 19th Ave #22	0.53mi	2/2.0	1,002 (+8%)	1mo	$95,000	$95	61
2917 W 19th Ave, #17 Ave #17	0.48mi	2/2.0	924 (0%)	21mo	$20,000	$22	60

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: 40.6%
• Equity multiple: 2.74×
• Total profit: $36,573
• Equity at exit: $11,183

10-year hold

• IRR: 46.9%
• Equity multiple: 5.50×
• Total profit: $94,526
• Equity at exit: $6,485

Cash invested: $21,000 (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 99338

• Active inventory: 311
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$393
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $765

Break-even live

Break-even rent $561

Max offer price $75,000

Occupancy floor 45%

Sensitivity live

Price	-10% $808	-5% $787	+0% $765	+5% $744	+10% $723
Rent	-10% $645	-5% $705	+0% $765	+5% $826	+10% $886
Rate	-1.0pp $803	-0.5pp $784	base $765	+0.5pp $746	+1.0pp $726

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: $18,750
• Closing costs: $2,250
• 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	$1,599	$1.39	15d	5	0.31mi
3611 W 17th Pl Unit A Kennewick, WA	2.0	1.0	970	$1,495	$1.54	22d	1	0.33mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	15d	1	0.50mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	22d	1	0.57mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	45d	1	0.57mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	45d	1	0.69mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	45d	1	0.73mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	45d	1	0.73mi
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,875	$2.75	22d	4	0.76mi
337 S Johnson St Unit A Kennewick, WA	1.0	1.0	550	$975	$1.77	45d	1	0.78mi
337 S Johnson St Unit F Kennewick, WA	1.0	1.0	550	$875	$1.59	22d	1	0.78mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	22d	1	0.79mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	15d	1	0.79mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	45d	1	0.79mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	15d	1	0.79mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	22d	1	0.80mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	45d	1	0.81mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	15d	1	0.92mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	15d	1	0.94mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	45d	1	1.02mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	15d	3	1.03mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	22d	1	1.03mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	15d	8	1.03mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	22d	1	1.12mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	45d	1	1.17mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	45d	1	1.18mi
9 N Waverly Pl Kennewick, WA	1.0	1.0	600	$1,222	$2.04	15d	2	1.20mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	45d	1	1.23mi
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.23mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	22d	1	1.23mi
200 S Union St Kennewick, WA	2.0	1.0–1.5	860	$1,348	$1.57	15d	2	1.26mi
1110 S Newport St Unit 1110ne B Kennewick, WA	2.0	2.0	995	$1,300	$1.31	45d	1	1.33mi
505 S Olympia St Kennewick, WA	2.0	1.0	695	$1,525	$2.19	45d	1	1.39mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	22d	1	1.43mi
505 S Olympia St Apt E4 Kennewick, WA	2.0	1.0	695	$1,285	$1.85	15d	1	1.43mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	45d	1	1.43mi
1105 W 10th Ave Kennewick, WA	1.0–2.0	1.0	687	$1,306	$1.90	15d	8	1.44mi
N Johnson St Kennewick, WA	2.0	1.5	1100	$1,450	$1.32	22d	3	1.45mi
2525 W Grand Ronde Ave Kennewick, WA	2.0–3.0	1.0–2.0	1044	$1,345	$1.29	15d	4	1.45mi
425 S Olympia St Kennewick, WA	2.0	1.0–2.0	1000	$1,335	$1.33	15d	9	1.46mi

Listing history 2 events

1. 2026-03-27
   listed $75,000 Active 270-char remark

   Show marketing remark (270 chars)

   MLS# 291657 Smart home, Alexa will turn on/off all your lights. you can program outside lights, turn off your water sink faucet with a touch. . equipped with security camaras which seller will leave if buyer wants. .seller willl finance with 10k down for 10 or 15 years

2. 2018-10-19
   listed $45,000

ⓘ 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: $223 · $19/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$512/yr (+$43/mo · 229.0%)

ⓘ 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 4/10 Moderate 6 d/yr ≥99°F today · 13 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: $18,358
• − Mortgage interest: −$4,201
• − Property taxes: −$223
• − Insurance: −$375
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$2,182
• Taxable income: $8,440
• Est. tax owed @ 24.0%: −$2,025
• After-tax cash flow: $7,159/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): 20,633
• Household income: $111,042
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 281.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 3% Slovak 3% Iranian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 10% Arabic 2% Other Indo-European 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: ▼ -167.63%
• Current HPI: 229.7474
• 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

+66.7% since first listed

2 events — show timeline

• 2026-03-27 Listed $75,000 PACMLS
• 2018-10-19 Listed $45,000 PACMLS

Property tax history

+7.2%/yr

Latest (2026): $223 · -5.7% YoY. Source: county tax records.