3324 W 19th Ave #111 · Kennewick, WA 99338

$57,900

2 bd · 1.0 ba · 791 sqft · Manufactured public records · 269 Days on market

Manufactured home Built 1980 Good condition $73/sqft · 16% below area Est $80k · 28% under ↓ 23% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.6

Listing remarks MLS

MLS# 289122 Move-in ready and beautifully reimagined! Welcome to this fully remodeled 1980 Redman Flamingo, tucked away at the end of a quiet street in the desirable Sun Meadows park. Spanning 924 sq. ft. , this home has been transformed from top to bottom with brand-new windows, stylish flooring, a pristine kitchen, and a spacious bathroom. You’ll love the roominess of the two large bedrooms and the peace of mind that comes with a fully updated space. To make your move even easier, all appliances are included! This is the perfect blend of modern comfort and peaceful living—schedule your tour today!

Key facts

• Fully remodeled
• Brand-new windows
• Spacious bathroom

Tags

• FULLY REMODELED
• BRAND-NEW WINDOWS
• STYLISH FLOORING
• PRISTINE KITCHEN
• SPACIOUS BATHROOM
• FULLY UPDATED SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: 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: 685 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 13% 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 $400 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Recommended offer $50,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 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: 2.03% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.17%
• DSCR: 2.83
• GRM: 4.1

CMA / ARV

• ARV (median comp): $80,500
• List price: $57,900
• Delta: -28.07%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 W 19th Avenue, #1 Ave #1	0.35mi	2/1.0	840 (+6%)	5mo	$75,000	$89	69
3324 W 19th Ave #173 Ave #173	0.09mi	2/2.0	924 (+17%)	2mo	$60,000	$65	65
3324 19th Ave #88 Ave #88	0.08mi	2/2.0	924 (+17%)	9mo	$15,000	$16	60
3324 W 19th Ave #81	0.06mi	2/1.0	924 (+17%)	16mo	$70,000	$76	59
3324 W 19th Ave #191	0.20mi	2/2.0	924 (+17%)	7mo	$67,000	$73	56
3324 W 19th Ave #45	0.23mi	2/1.0	896 (+13%)	23mo	$71,000	$79	48
2917 W 19th Ave #21	0.54mi	3/2.0 (+1)	924 (+17%)	3mo	$86,000	$93	38
2906 W 7th Ave #23	0.61mi	2/2.0	924 (+17%)	10mo	$62,500	$68	34
2917 W 19th Ave, #17 Ave #17	0.50mi	2/2.0	924 (+17%)	24mo	$20,000	$22	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 2.61×
• Total profit: $26,042
• Equity at exit: $8,633

10-year hold

• IRR: 44.2%
• Equity multiple: 5.21×
• Total profit: $68,290
• Equity at exit: $5,006

Cash invested: $16,212 (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: 4 active · 2 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $76,750 ($83/sqft)
• Median days on market: 246 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +22.1% above current asking $/sqft

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

ZIP-level market 99338

• Active inventory: 685
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$304
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$24
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $556

Break-even live

Break-even rent $470

Max offer price $57,900

Occupancy floor 48%

Sensitivity live

Price	-10% $589	-5% $573	+0% $556	+5% $540	+10% $523
Rent	-10% $463	-5% $510	+0% $556	+5% $603	+10% $649
Rate	-1.0pp $585	-0.5pp $571	base $556	+0.5pp $541	+1.0pp $526

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: $14,475
• Closing costs: $1,737
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3611 W 17th Pl Unit A Kennewick, WA	2.0	1.0	970	$1,495	$1.54	117d	1	0.29mi
3710 W 15th Ave Kennewick, WA	2.0	1.0	878	$1,395	$1.59	6d	1	0.29mi
3276 W 9th Ct Kennewick, WA	2.0	1.0	864	$1,500	$1.74	4d	1	0.33mi
3287 W 9th Pl Unit A Kennewick, WA	3.0	1.0	1000	$1,575	$1.57	0d	1	0.35mi
800 S Huntington St Apt B Kennewick, WA	3.0	1.5	1059	$1,500	$1.42	5d	1	0.44mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	109d	1	0.50mi
724 S Morain St Unit B Kennewick, WA	2.0	2.0	867	$1,500	$1.73	6d	1	0.52mi
722 S Morain St Apt C Kennewick, WA	2.0	2.0	867	$1,500	$1.73	6d	1	0.53mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,550	$1.55	0d	1	0.56mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,550	$1.55	4d	3	0.56mi
2314 W 19th Ave Unit B Kennewick, WA	2.0	1.0	950	$1,350	$1.42	6d	1	0.61mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	139d	1	0.67mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	139d	1	0.71mi
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,800	$2.64	0d	5	0.72mi
2208 W 13th Ave Unit B Kennewick, WA	2.0	1.0	975	$1,750	$1.79	6d	1	0.75mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	139d	1	0.76mi
3513 W 4th Ave Unit A Kennewick, WA	1.0	1.0	800	$1,075	$1.34	6d	1	0.77mi
3517 W 4th Ave Unit B Kennewick, WA	1.0	1.0	700	$1,075	$1.54	6d	1	0.77mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	117d	1	0.78mi
337 S Johnson St Unit A Kennewick, WA	1.0	1.0	550	$975	$1.77	139d	1	0.78mi
337 S Johnson St Apt D Kennewick, WA	1.0	1.0	867	$995	$1.15	4d	1	0.78mi
337 S Johnson St Unit F Kennewick, WA	1.0	1.0	550	$875	$1.59	117d	1	0.78mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	139d	1	0.79mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,595	$1.66	6d	1	0.79mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	109d	1	0.79mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,550	$1.41	6d	1	0.80mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	139d	1	0.80mi
319 S Johnson St Unit 319-3 Kennewick, WA	2.0	1.5	1100	$1,550	$1.41	6d	1	0.82mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	117d	1	0.83mi
3315 W 1st Pl Apt 3 Kennewick, WA	3.0	1.5	1100	$1,195	$1.09	0d	1	0.90mi
3401 W 1st Pl Unit 4 Kennewick, WA	3.0	1.5	1100	$1,350	$1.23	6d	1	0.91mi
3517 W 1st Pl Kennewick, WA	3.0	1.0	942	$1,900	$2.02	5d	1	0.92mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	109d	1	0.94mi
130 S Conway Pl Kennewick, WA	1.0–3.0	1.0–1.5	856	$1,362	$1.59	6d	3	0.94mi
3400 W 1st Pl Kennewick, WA	1.0–2.0	1.0–2.0	787	$1,225	$1.56	6d	3	0.97mi
E 6th Ave Kennewick, WA	2.0–3.0	1.0	1005	$1,500	$1.49	6d	2	0.98mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	109d	1	0.98mi
12 S Morain St Kennewick, WA	2.0	1.0–2.0	980	$1,428	$1.46	3d	2	1.01mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,369	$1.75	0d	5	1.02mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	117d	1	1.05mi

Listing history 50 events

1. 2026-09-24
   days on market $57,900 Active 269 DOM
2. 2026-09-24
   days on market $57,900 Active 268 DOM
3. 2026-09-22
   days on market $57,900 Active 267 DOM
4. 2026-09-21
   days on market $57,900 Active 266 DOM
5. 2026-09-20
   days on market $57,900 Active 265 DOM
6. 2026-09-18
   days on market $57,900 Active 263 DOM
7. 2026-09-17
   days on market $57,900 Active 262 DOM
8. 2026-09-16
   days on market $57,900 Active 261 DOM
9. 2026-09-15
   days on market $57,900 Active 260 DOM
10. 2026-09-14
    days on market $57,900 Active 259 DOM
11. 2026-09-13
    days on market $57,900 Active 258 DOM
12. 2026-09-12
    days on market $57,900 Active 257 DOM
13. 2026-09-11
    days on market $57,900 Active 256 DOM
14. 2026-09-05
    days on market $57,900 Active 250 DOM
15. 2026-09-04
    days on market $57,900 Active 249 DOM
16. 2026-09-03
    days on market $57,900 Active 248 DOM
17. 2026-08-31
    days on market $57,900 Active 245 DOM
18. 2026-08-30
    days on market $57,900 Active 244 DOM
19. 2026-08-29
    days on market $57,900 Active 243 DOM
20. 2026-08-28
    days on market $57,900 Active 242 DOM
21. 2026-08-27
    days on market $57,900 Active 241 DOM
22. 2026-08-25
    days on market $57,900 Active 239 DOM
23. 2026-08-24
    days on market $57,900 Active 238 DOM
24. 2026-08-23
    days on market $57,900 Active 237 DOM
25. 2026-08-22
    days on market $57,900 Active 236 DOM
26. 2026-08-21
    days on market $57,900 Active 235 DOM
27. 2026-08-20
    days on market $57,900 Active 234 DOM
28. 2026-08-19
    days on market $57,900 Active 233 DOM
29. 2026-08-18
    days on market $57,900 Active 232 DOM
30. 2026-08-17
    days on market $57,900 Active 231 DOM
31. 2026-08-16
    days on market $57,900 Active 230 DOM
32. 2026-08-15
    days on market $57,900 Active 229 DOM
33. 2026-08-14
    days on market $57,900 Active 228 DOM
34. 2026-08-13
    days on market $57,900 Active 227 DOM
35. 2026-08-12
    days on market $57,900 Active 226 DOM
36. 2026-08-11
    days on market $57,900 Active 225 DOM
37. 2026-08-10
    days on market $57,900 Active 224 DOM
38. 2026-08-09
    days on market $57,900 Active 223 DOM
39. 2026-08-08
    days on market $57,900 Active 222 DOM
40. 2026-08-07
    days on market $57,900 Active 221 DOM
41. 2026-08-06
    days on market $57,900 Active 220 DOM
42. 2026-08-05
    days on market $57,900 Active 219 DOM
43. 2026-08-04
    days on market $57,900 Active 218 DOM
44. 2026-08-03
    days on market $57,900 Active 217 DOM
45. 2026-07-31
    days on market $57,900 Active 214 DOM
46. 2026-07-30
    pricedays on market $57,900 Active 213 DOM
47. 2026-07-29
    days on market $59,900 Active 212 DOM
48. 2026-07-27
    days on market $59,900 Active 210 DOM
49. 2026-07-25
    days on market $59,900 Active 208 DOM
50. 2026-07-23
    days on market $59,900 Active 206 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: $518 · $43/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$49/yr (+$4/mo · 9.4%)

ⓘ 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: $14,083
• − Mortgage interest: −$3,243
• − Property taxes: −$518
• − Insurance: −$290
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$1,684
• Taxable income: $6,094
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $5,212/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 · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $3,955–$11,865 screening

This fully remodeled 1980 Redman Flamingo is move-in ready and beautifully reimagined, featuring modern updates and a spacious layout.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding a small front porch — A front porch can improve curb appeal and provide a welcoming entrance. ↑

ⓘ 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 Lincoln Elementary School Middle Chinook Middle School High Southridge 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): 20,633
• Household income: $111,042
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 10% 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: 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%

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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: ▼ -167.63%
• Current HPI: 229.7474
• Rent YoY: —
• 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

-23.4% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $65,000 PACMLS
• 2026-04-17 Price Changed $69,000 PACMLS
• 2026-02-18 Price Changed $73,000 PACMLS
• 2026-01-13 Price Changed $81,900 PACMLS
• 2025-11-26 Listed $84,900 PACMLS

Property tax history

-2.7%/yr

Latest (2026): $518 · -5.7% YoY. Source: county tax records.