5007 W Clearwater Ave #34 · Kennewick, WA 99336

$59,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 66 Days on market

Built 1973 $64/sqft · 52% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

MLS# 292187 Make your way into this beautiful manufactured home! A 2 bedroom 1 bath with an addition to further expand the space of the living room. The kitchen dinning combo allows for great hosting and space for everyone. The kitchen comes with nice wood cabinets and matching white appliances. Tile floor throughout the home, hallways and bathroom with carpet in the bedroom. Outside you will have a nice patio area, back yard with under ground sprinklers and a storage shed for all your tools!

Key facts

• Tile floor
• Back yard
• Patio area

Tags

• ADDITION TO LIVING ROOM
• KITCHEN DINING COMBO
• MATCHING WHITE APPLIANCES
• TILE FLOOR
• PATIO AREA
• BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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: Edison Elementary School (325 students, 81% FRL); Highlands Middle School (750 students, 84% FRL); Kamiakin High School (1,884 students, 43% FRL) — zoned schools average 69% FRL vs 48% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 292 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 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 + 3.4% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 2.49% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.77%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (median comp): $38,750
• List price: $59,000
• Delta: 52.26%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5007 W Clearwater Ave #9	0.00mi	2/1.0	840 (-9%)	3mo	$29,000	$35	83
5007 W Clearwater Ave Spc #33 Ave #33	0.00mi	3/1.0 (+1)	924 (0%)	19mo	$66,000	$71	79
802 N Volland #23	0.68mi	2/2.0	980 (+6%)	2mo	$48,500	$49	53
4718 W Hood Ave	0.44mi	3/2.0 (+1)	1,056 (+14%)	22mo	$269,500	$255	28

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: 53.5%
• Equity multiple: 3.36×
• Total profit: $39,066
• Equity at exit: $8,797

10-year hold

• IRR: 58.8%
• Equity multiple: 6.95×
• Total profit: $98,343
• Equity at exit: $5,101

Cash invested: $16,520 (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: 292
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $754

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 44%

Sensitivity live

Price	-10% $795	-5% $774	+0% $754	+5% $734	+10% $713
Rent	-10% $638	-5% $696	+0% $754	+5% $812	+10% $870
Rate	-1.0pp $784	-0.5pp $769	base $754	+0.5pp $739	+1.0pp $723

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 N Arthur St Kennewick, WA	2.0–3.0	2.0	1113	$1,675	$1.50	15d	1	0.18mi
5100 W Clearwater Ave Kennewick, WA	1.0–3.0	1.0–2.0	1068	$1,614	$1.51	15d	6	0.19mi
460 N Arthur St Kennewick, WA	2.0	1.0–2.0	749	$1,700	$2.27	15d	7	0.25mi
465 N Arthur St Kennewick, WA	2.0	1.0	717	$1,550	$2.16	45d	1	0.27mi
465 N Arthur St Kennewick, WA	1.0	1.0	675	$1,350	$2.00	22d	3	0.27mi
507 N Arthur St Kennewick, WA	1.0–2.0	1.0	809	$1,399	$1.73	15d	6	0.33mi
530 N Edison St Kennewick, WA	1.0–2.0	1.0	700	$1,657	$2.37	15d	11	0.34mi
200 S Union St Kennewick, WA	2.0	1.0–1.5	860	$1,348	$1.57	15d	2	0.35mi
445 N Volland St Kennewick, WA	1.0–2.0	1.0	735	$1,294	$1.76	15d	7	0.35mi
100 N Irving Pl Unit K101 Kennewick, WA	3.0	1.5	1120	$1,700	$1.52	46d	1	0.39mi
100 N Irving Pl Unit E105 Kennewick, WA	2.0	1.0	858	$1,450	$1.69	46d	1	0.39mi
100 N Irving Pl Unit H202 Kennewick, WA	2.0	1.0	858	$1,395	$1.63	46d	1	0.39mi
100 N Irving Pl Unit C203 Kennewick, WA	2.0	1.0	858	$1,275	$1.49	46d	1	0.39mi
100 N Irving Pl Apt D205 Kennewick, WA	1.0	1.0	758	$1,225	$1.62	46d	1	0.39mi
100 N Irving Pl Apt B205 Kennewick, WA	1.0	1.0	758	$1,199	$1.58	46d	1	0.39mi
100 N Irving Pl Unit H101 Kennewick, WA	3.0	1.5	1120	$1,699	$1.52	46d	1	0.39mi
100 N Irving Pl Unit G205 Kennewick, WA	2.0	1.0	858	$1,250	$1.46	46d	1	0.39mi
100 N Irving Pl Kennewick, WA	1.0–3.0	1.0–1.5	939	$1,488	$1.58	15d	11	0.39mi
632 N Arthur St Kennewick, WA	1.0	1.0	575	$1,036	$1.80	15d	1	0.47mi
4421 W Hood Ave Kennewick, WA	2.0	1.5	942	$1,412	$1.50	15d	3	0.47mi
440 N Volland St Kennewick, WA	1.0–3.0	1.0–1.5	958	$1,362	$1.42	15d	7	0.49mi
609 N Tweedt St Kennewick, WA	2.0	1.0	950	$1,295	$1.36	15d	1	0.56mi
4711 W Metaline Ave Kennewick, WA	1.0–2.0	1.0	777	$1,525	$1.96	22d	7	0.59mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	45d	1	0.59mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	45d	1	0.60mi
801 N Tweedt St Kennewick, WA	1.0–2.0	1.0	779	$1,350	$1.73	22d	3	0.68mi
800 N Irving St Unit 3 Kennewick, WA	1.0	1.0	980	$1,000	$1.02	45d	1	0.71mi
1102 N Cleveland St Unit D Kennewick, WA	2.0	1.0	936	$1,250	$1.34	45d	1	0.77mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	15d	8	0.80mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	15d	3	0.88mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	45d	1	0.94mi
1216 N Williams St Unit B Kennewick, WA	2.0	1.5	1080	$1,700	$1.57	45d	1	0.94mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	22d	1	0.95mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	45d	1	0.99mi
32 S Quay St #4 Kennewick, WA	2.0	1.0	782	$1,195	$1.53	45d	1	1.03mi
1013 N Neel St Kennewick, WA	2.0	1.0	1000	$1,650	$1.65	45d	1	1.06mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	45d	1	1.10mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	22d	1	1.10mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	45d	1	1.11mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	45d	1	1.11mi

Listing history 18 events

1. 2026-06-21
   days on market $59,000 Active 66 DOM
2. 2026-06-18
   days on market $59,000 Active 63 DOM
3. 2026-06-17
   days on market $59,000 Active 62 DOM
4. 2026-06-16
   days on market $59,000 Active 61 DOM
5. 2026-06-15
   days on market $59,000 Active 60 DOM
6. 2026-06-14
   days on market $59,000 Active 58 DOM
7. 2026-06-13
   days on market $59,000 Active 57 DOM
8. 2026-06-10
   days on market $59,000 Active 55 DOM
9. 2026-06-09
   days on market $59,000 Active 54 DOM
10. 2026-06-08
    days on market $59,000 Active 53 DOM
11. 2026-06-07
    days on market $59,000 Active 52 DOM
12. 2026-06-05
    days on market $59,000 Active 49 DOM
13. 2026-06-03
    days on market $59,000 Active 48 DOM
14. 2026-06-02
    pricedays on market $59,000 Active 47 DOM
15. 2026-06-01
    days on market $62,000 Active 46 DOM
16. 2026-05-31
    days on market $62,000 Active 45 DOM
17. 2026-05-30
    days on market $62,000 Active 44 DOM
18. 2026-04-16
    listed $62,000 Active 497-char remark

    Show marketing remark (497 chars)

    MLS# 292187 Make your way into this beautiful manufactured home! A 2 bedroom 1 bath with an addition to further expand the space of the living room. The kitchen dinning combo allows for great hosting and space for everyone. The kitchen comes with nice wood cabinets and matching white appliances. Tile floor throughout the home, hallways and bathroom with carpet in the bedroom. Outside you will have a nice patio area, back yard with under ground sprinklers and a storage shed for all your tools!

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 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: $17,647
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$1,716
• Taxable income: $8,622
• Est. tax owed @ 24.0%: −$2,069
• After-tax cash flow: $6,979/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

1 event — show timeline

• 2026-04-16 Listed $62,000 PACMLS

Property tax history

+0.3%/yr

Latest (2026): $44 · -5.6% YoY. Source: county tax records.