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

$65,000

2 bd · 1.0 ba · 791 sqft · SingleFamily public records · 182 Days on market

Built 1980 Good condition $82/sqft · 76% below area ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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 single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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: 309 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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: 2.35% ✓
• Cap rate: 20.98%
• Cash-on-cash: 52.44%
• DSCR: 3.33
• GRM: 3.5

CMA / ARV

• ARV (median comp): $319,436
• List price: $65,000
• Delta: -79.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3510 W 10th Ave Unit D	0.34mi	2/1.0	830 (+5%)	21mo	$1,095	$1	58

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: 50.4%
• Equity multiple: 3.20×
• Total profit: $40,127
• Equity at exit: $9,692

10-year hold

• IRR: 55.8%
• Equity multiple: 6.50×
• Total profit: $100,174
• Equity at exit: $5,620

Cash invested: $18,200 (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: 309
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$341
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $795

Break-even live

Break-even rent $520

Max offer price $65,000

Occupancy floor 43%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	21d	1	0.29mi
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,599	$1.39	13d	5	0.36mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	13d	1	0.50mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	43d	1	0.56mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	21d	1	0.56mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	43d	1	0.67mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	43d	1	0.71mi
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,875	$2.75	21d	4	0.72mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	43d	1	0.76mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	21d	1	0.78mi
337 S Johnson St Unit A Kennewick, WA	1.0	1.0	550	$975	$1.77	43d	1	0.78mi
337 S Johnson St Unit F Kennewick, WA	1.0	1.0	550	$875	$1.59	21d	1	0.78mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	13d	1	0.79mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	13d	1	0.79mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	43d	1	0.79mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	43d	1	0.80mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	21d	1	0.83mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	13d	1	0.94mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	43d	1	0.98mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	13d	1	0.98mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	13d	3	1.01mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	13d	8	1.02mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	21d	1	1.05mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	21d	1	1.16mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	43d	1	1.21mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	43d	1	1.21mi
9 N Waverly Pl Kennewick, WA	1.0	1.0	600	$1,222	$2.04	13d	2	1.22mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	43d	1	1.22mi
200 S Union St Kennewick, WA	2.0	1.0–1.5	860	$1,348	$1.57	13d	2	1.23mi
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	43d	1	1.26mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	21d	1	1.28mi
1110 S Newport St Unit 1110ne B Kennewick, WA	2.0	2.0	995	$1,300	$1.31	43d	1	1.38mi
505 S Olympia St Kennewick, WA	2.0	1.0	695	$1,525	$2.19	43d	1	1.43mi
N Johnson St Kennewick, WA	2.0	1.5	1100	$1,450	$1.32	21d	3	1.44mi
2525 W Grand Ronde Ave Kennewick, WA	2.0–3.0	1.0–2.0	1044	$1,345	$1.29	13d	4	1.47mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	43d	1	1.48mi
505 S Olympia St Apt E4 Kennewick, WA	2.0	1.0	695	$1,285	$1.85	13d	1	1.48mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	21d	1	1.48mi
1105 W 10th Ave Kennewick, WA	1.0–2.0	1.0	687	$1,306	$1.90	13d	8	1.48mi

Listing history 5 events

1. 2026-05-06
   price $65,000 618-char remark

   Show marketing remark (618 chars)

   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!

2. 2026-04-17
   price $69,000 618-char remark

   Show marketing remark (618 chars)

   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!

3. 2026-02-18
   price $73,000 618-char remark

   Show marketing remark (618 chars)

   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!

4. 2026-01-13
   price $81,900 618-char remark

   Show marketing remark (618 chars)

   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!

5. 2025-11-26
   listed $84,900 Active 618-char remark

   Show marketing remark (618 chars)

   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!

ⓘ 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: $637 · $53/mo
• Expected delta: +$119/yr (+$10/mo · 22.9%)

ⓘ 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: $18,328
• − Mortgage interest: −$3,641
• − Property taxes: −$518
• − Insurance: −$325
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$1,891
• Taxable income: $9,020
• Est. tax owed @ 24.0%: −$2,165
• After-tax cash flow: $7,380/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-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.