3324 W 19th Ave #71 · Kennewick, WA 99338

$69,000

3 bd · 2.0 ba · 994 sqft · SingleFamily public records · 103 Days on market

Built 1977 Good condition 4,791 sqft lot $69/sqft · 12% below area Est $78k · 12% under ↓ 16% 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 +12.7/15.0
• 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
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 291109 Move-in ready and beautifully reimagined! This fully remodeled home is tucked away at the end of a quiet street in desirable Sun Meadows Park. Offering 3 bedrooms and 2 bathrooms, this approximately 994 sq. ft. home has been extensively updated from top to bottom. The stunning kitchen will feature contemporary box cabinetry, solid surface waterfall countertops, tile backsplash, and high-end Samsung Bespoke appliances, creating a sleek and modern centerpiece. The bathrooms have been thoughtfully upgraded with tile shower surrounds, new vanities, and updated finishes. New cabinetry is installed throughout the home for a cohesive, modern feel. All new quality LVP is installed on all floors. Additional updates include new windows, a new roof and approximately 50% of the home has been taped, and textured to enhance the interior finish. Spacious bedrooms provide comfortable living. A home warranty is also included for added peace of mind. More pictures coming soon. The yard pictures are AI touched up. Listing Agents are owners. There are a few items still being finished by contractor.

Key facts

• Fully remodeled home
• New quality lvp
• New cabinetry

Tags

• FULLY REMODELED HOME
• STUNNING KITCHEN
• TILE BACKSPLASH
• NEW CABINETRY
• NEW QUALITY LVP
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: 311 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 2.43% ✓
• Cap rate: 21.06%
• Cash-on-cash: 52.73%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (median comp): $77,980
• List price: $69,000
• Delta: -11.52%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3514 W 10th Ave	0.31mi	2/1.0 (-1)	1,006 (+1%)	20mo	$328,000	$326	58
2707 W 6th Pl	0.71mi	3/1.0	1,025 (+3%)	2mo	$310,000	$302	56
517 S Perry Ct	0.68mi	3/2.0	1,008 (+1%)	14mo	$335,200	$333	54
819 S Neel Ct	0.48mi	3/2.0	1,056 (+6%)	24mo	$355,000	$336	48
512 S Perry Ct	0.71mi	3/2.0	1,008 (+1%)	21mo	$320,000	$317	47
3291 W 9th Ave Unit B	0.43mi	2/1.5 (-1)	1,127 (+13%)	21mo	$1,495	$1	33

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: 50.8%
• Equity multiple: 3.22×
• Total profit: $42,914
• Equity at exit: $10,288

10-year hold

• IRR: 56.2%
• Equity multiple: 6.54×
• Total profit: $107,095
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $849

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 44%

Sensitivity live

Price	-10% $897	-5% $873	+0% $849	+5% $825	+10% $801
Rent	-10% $716	-5% $783	+0% $849	+5% $915	+10% $982
Rate	-1.0pp $884	-0.5pp $866	base $849	+0.5pp $831	+1.0pp $813

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	22d	1	0.22mi
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,899	$1.65	14d	5	0.45mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	14d	1	0.52mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	45d	1	0.54mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	22d	1	0.54mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	45d	1	0.63mi
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,875	$2.75	22d	4	0.65mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	45d	1	0.69mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	22d	1	0.75mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	14d	1	0.80mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	45d	1	0.80mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	14d	1	0.80mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	45d	1	0.80mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	45d	1	0.82mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	22d	1	0.90mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	45d	1	0.90mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	14d	1	0.98mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	14d	8	0.99mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,599	$2.65	14d	3	1.00mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	14d	1	1.07mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	22d	1	1.09mi
200 S Union St Kennewick, WA	2.0	1.0–1.5	860	$1,348	$1.57	14d	2	1.17mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	45d	1	1.17mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	22d	1	1.26mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	45d	1	1.30mi
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.31mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	45d	1	1.31mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	22d	1	1.36mi
N Johnson St Kennewick, WA	2.0	1.5	1100	$1,450	$1.32	22d	3	1.45mi
1110 S Newport St Unit 1110ne B Kennewick, WA	2.0	2.0	995	$1,300	$1.31	45d	1	1.47mi
440 N Volland St Kennewick, WA	1.0–3.0	1.0–1.5	958	$1,600	$1.67	14d	7	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $69,000 Active 103 DOM
2. 2026-06-18
   days on market $69,000 Active 100 DOM
3. 2026-06-17
   days on market $69,000 Active 99 DOM
4. 2026-06-16
   days on market $69,000 Active 98 DOM
5. 2026-06-15
   days on market $69,000 Active 97 DOM
6. 2026-06-14
   days on market $69,000 Active 95 DOM
7. 2026-06-13
   days on market $69,000 Active 94 DOM
8. 2026-06-10
   days on market $69,000 Active 92 DOM
9. 2026-06-09
   days on market $69,000 Active 91 DOM
10. 2026-06-08
    days on market $69,000 Active 90 DOM
11. 2026-06-07
    days on market $69,000 Active 89 DOM
12. 2026-06-05
    days on market $69,000 Active 86 DOM
13. 2026-06-03
    days on market $69,000 Active 85 DOM
14. 2026-06-02
    days on market $69,000 Active 84 DOM
15. 2026-06-01
    days on market $69,000 Active 83 DOM
16. 2026-05-31
    days on market $69,000 Active 82 DOM
17. 2026-05-30
    days on market $69,000 Active 81 DOM
18. 2026-05-12
    price $69,000 1107-char remark

    Show marketing remark (1107 chars)

    MLS# 291109 Move-in ready and beautifully reimagined! This fully remodeled home is tucked away at the end of a quiet street in desirable Sun Meadows Park. Offering 3 bedrooms and 2 bathrooms, this approximately 994 sq. ft. home has been extensively updated from top to bottom. The stunning kitchen will feature contemporary box cabinetry, solid surface waterfall countertops, tile backsplash, and high-end Samsung Bespoke appliances, creating a sleek and modern centerpiece. The bathrooms have been thoughtfully upgraded with tile shower surrounds, new vanities, and updated finishes. New cabinetry is installed throughout the home for a cohesive, modern feel. All new quality LVP is installed on all floors. Additional updates include new windows, a new roof and approximately 50% of the home has been taped, and textured to enhance the interior finish. Spacious bedrooms provide comfortable living. A home warranty is also included for added peace of mind. More pictures coming soon. The yard pictures are AI touched up. Listing Agents are owners. There are a few items still being finished by contractor.

19. 2026-03-23
    price $75,000 1107-char remark

    Show marketing remark (1107 chars)

    MLS# 291109 Move-in ready and beautifully reimagined! This fully remodeled home is tucked away at the end of a quiet street in desirable Sun Meadows Park. Offering 3 bedrooms and 2 bathrooms, this approximately 994 sq. ft. home has been extensively updated from top to bottom. The stunning kitchen will feature contemporary box cabinetry, solid surface waterfall countertops, tile backsplash, and high-end Samsung Bespoke appliances, creating a sleek and modern centerpiece. The bathrooms have been thoughtfully upgraded with tile shower surrounds, new vanities, and updated finishes. New cabinetry is installed throughout the home for a cohesive, modern feel. All new quality LVP is installed on all floors. Additional updates include new windows, a new roof and approximately 50% of the home has been taped, and textured to enhance the interior finish. Spacious bedrooms provide comfortable living. A home warranty is also included for added peace of mind. More pictures coming soon. The yard pictures are AI touched up. Listing Agents are owners. There are a few items still being finished by contractor.

20. 2026-03-14
    price $79,000 1107-char remark

    Show marketing remark (1107 chars)

    MLS# 291109 Move-in ready and beautifully reimagined! This fully remodeled home is tucked away at the end of a quiet street in desirable Sun Meadows Park. Offering 3 bedrooms and 2 bathrooms, this approximately 994 sq. ft. home has been extensively updated from top to bottom. The stunning kitchen will feature contemporary box cabinetry, solid surface waterfall countertops, tile backsplash, and high-end Samsung Bespoke appliances, creating a sleek and modern centerpiece. The bathrooms have been thoughtfully upgraded with tile shower surrounds, new vanities, and updated finishes. New cabinetry is installed throughout the home for a cohesive, modern feel. All new quality LVP is installed on all floors. Additional updates include new windows, a new roof and approximately 50% of the home has been taped, and textured to enhance the interior finish. Spacious bedrooms provide comfortable living. A home warranty is also included for added peace of mind. More pictures coming soon. The yard pictures are AI touched up. Listing Agents are owners. There are a few items still being finished by contractor.

21. 2026-03-10
    listed $82,000 Active 1107-char remark

    Show marketing remark (1107 chars)

    MLS# 291109 Move-in ready and beautifully reimagined! This fully remodeled home is tucked away at the end of a quiet street in desirable Sun Meadows Park. Offering 3 bedrooms and 2 bathrooms, this approximately 994 sq. ft. home has been extensively updated from top to bottom. The stunning kitchen will feature contemporary box cabinetry, solid surface waterfall countertops, tile backsplash, and high-end Samsung Bespoke appliances, creating a sleek and modern centerpiece. The bathrooms have been thoughtfully upgraded with tile shower surrounds, new vanities, and updated finishes. New cabinetry is installed throughout the home for a cohesive, modern feel. All new quality LVP is installed on all floors. Additional updates include new windows, a new roof and approximately 50% of the home has been taped, and textured to enhance the interior finish. Spacious bedrooms provide comfortable living. A home warranty is also included for added peace of mind. More pictures coming soon. The yard pictures are AI touched up. Listing Agents are owners. There are a few items still being finished by contractor.

ⓘ 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 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: $20,139
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,007
• Taxable income: $9,664
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $7,868/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home has been extensively updated with modern finishes and features, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Upgrading appliances — Modernizes kitchen and attracts buyers
• Both Adding smart home features — Enhances home's appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading appliances — Modernizes kitchen and attracts buyers ↑
• Both Adding smart home features — Enhances home's appeal and adds value ↑

ⓘ 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

-15.9% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $69,000 PACMLS
• 2026-03-23 Price Changed $75,000 PACMLS
• 2026-03-14 Price Changed $79,000 PACMLS
• 2026-03-10 Listed $82,000 PACMLS

Property tax history

-44.3%/yr

Latest (2026): $19 · -5.6% YoY. Source: county tax records.