117 N Yost · Kennewick, WA 99336

$1,350

2 bd · 1.0 ba · 616 sqft · SingleFamily · 25 Days on market

Built 1948 0.40 ac lot Est $1k · 10% over

---

Why this score? — see what drove the D 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FOR RENT: MLS#293261 Newly updated interior, 2 bed, 1 bath, central Kennewick near shopping, convenient location. Baseboard heat and wall air conditioning. No pets, No smoking please. Move in fees may include, but may not be limited to first month's rent, security dep same as rent. Tenants 18 and over shall apply through SVN's 3rd party screening company AcraNet. Landlord will not accept comprehensive reusable tenant screening report from another company. 12 mo lease. Tenant pays all utilities, home is on a septic system. Lot size includes disclosed includes neighboring units on the same parcel, but are excluded from this listing.

Key facts

• Updated interior
• Convenient location
• Baseboard heat

Tags

• UPDATED INTERIOR
• CENTRAL KENNEWICK
• CONVENIENT LOCATION
• BASEBOARD HEAT
• WALL AIR CONDITIONING

Property features AI

Finance

• Other: Information not provided
• Financial info: Information not provided
• HOA & community: Information not provided

Exterior

• Parking: No garage
• Security: Information not provided
• Utilities: Information not provided
• Home design: Single-family residence; Site-built on an owned lot; Single-story (one level); New construction
• Construction: Information not provided
• Exterior features: Lot approximately 0.4 acres (about 17,424 sq ft); Zoned for single-family residential

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: One full bathroom
• Heating & cooling: Information not provided
• Interior features: No basement
• Laundry & utility: Information not provided

🏷️ Possibly a rental listed for sale. The $1,350 price doesn't fit this home's estimated sale value (~$1,232) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Recommended offer: $1k (1.6% below list) — sets the bar for market timing.
• Cap rate 994.5% 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: 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $10 of loan paydown is wiped out by about $40 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 $378 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,329 (1.6% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 105.11% ✓
• Cap rate: 994.47%
• Cash-on-cash: 3529.19%
• DSCR: 158.03
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $1,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Yost	0.01mi	2/1.0	700 (+14%)	21mo	$1,150	$2	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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 189.27×
• Total profit: $71,166
• Equity at exit: $201

10-year hold

• IRR: —
• Equity multiple: 412.49×
• Total profit: $155,541
• Equity at exit: $117

Cash invested: $378 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $20/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $1,112

Break-even live

Break-even rent $12

Max offer price $1,350

Occupancy floor 17%

Sensitivity live

Price	-10% $1,113	-5% $1,112	+0% $1,112	+5% $1,111	+10% $1,111
Rent	-10% $1,000	-5% $1,056	+0% $1,112	+5% $1,168	+10% $1,224
Rate	-1.0pp $1,112	-0.5pp $1,112	base $1,112	+0.5pp $1,111	+1.0pp $1,111

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: $338
• Closing costs: $40
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 N Arthur St Kennewick, WA	2.0	1.0–2.0	749	$1,700	$2.27	16d	7	0.26mi
445 N Volland St Kennewick, WA	1.0–2.0	1.0	735	$1,294	$1.76	16d	7	0.27mi
465 N Arthur St Kennewick, WA	2.0	1.0	717	$1,550	$2.16	46d	1	0.35mi
465 N Arthur St Kennewick, WA	1.0	1.0	675	$1,350	$2.00	23d	3	0.35mi
530 N Edison St Kennewick, WA	1.0–2.0	1.0	700	$1,657	$2.37	16d	11	0.43mi
632 N Arthur St Kennewick, WA	1.0	1.0	575	$1,036	$1.80	16d	1	0.44mi
4711 W Metaline Ave Kennewick, WA	1.0–2.0	1.0	777	$1,525	$1.96	23d	7	0.56mi
801 N Tweedt St Kennewick, WA	1.0–2.0	1.0	779	$1,350	$1.73	23d	3	0.59mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	16d	8	0.61mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	16d	3	0.69mi
337 S Johnson St Unit A Kennewick, WA	1.0	1.0	550	$975	$1.77	46d	1	0.94mi
337 S Johnson St Unit F Kennewick, WA	1.0	1.0	550	$875	$1.59	23d	1	0.94mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	23d	1	1.35mi

Listing history 19 events

1. 2026-06-21
   days on market $1,350 Active 25 DOM
2. 2026-06-18
   days on market $1,350 Active 22 DOM
3. 2026-06-17
   days on market $1,350 Active 21 DOM
4. 2026-06-16
   days on market $1,350 Active 20 DOM
5. 2026-06-15
   days on market $1,350 Active 19 DOM
6. 2026-06-14
   days on market $1,350 Active 17 DOM
7. 2026-06-13
   days on market $1,350 Active 16 DOM
8. 2026-06-10
   days on market $1,350 Active 14 DOM
9. 2026-06-09
   days on market $1,350 Active 13 DOM
10. 2026-06-09
    price $1,350 Active 12 DOM
11. 2026-06-08
    days on market $1,395 Active 12 DOM
12. 2026-06-07
    days on market $1,395 Active 11 DOM
13. 2026-06-05
    days on market $1,395 Active 8 DOM
14. 2026-06-03
    days on market $1,395 Active 7 DOM
15. 2026-06-02
    days on market $1,395 Active 6 DOM
16. 2026-06-01
    days on market $1,395 Active 5 DOM
17. 2026-05-31
    days on market $1,395 Active 4 DOM
18. 2026-05-30
    days on market $1,395 Active 3 DOM
19. 2026-05-27
    listed $1,395 Active

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°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: $17,028
• − Mortgage interest: −$76
• − Property taxes: −$20
• − Insurance: −$7
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$39
• Taxable income: $14,162
• Est. tax owed @ 24.0%: −$3,399
• After-tax cash flow: $9,942/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

• 2026-05-27 Listed $1,395 PACMLS