812 W Klamath Ave · Kennewick, WA 99336

$6,000

2 bd · 2.0 ba · 1,068 sqft · Manufactured · 5 Days on market

Built 1980

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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
• ARV discount +7.5/15.0
• 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
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer-upper. Livable conditions. Comfortable. Lots of natural lighting. Vintage. Strong working centeral HVAC system.

Key facts

• Built 1980
• Listed 5 days

Property features AI

Exterior

• Home design: Built in 1980
• Construction: Living area approximately 1,068
• Exterior features: Located in the Bridge to Bridge subdivision

🏷️ Possibly a rental listed for sale. The $6,000 price doesn't fit this home's estimated sale value (~$74,760) 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/2.0-bath manufactured listed at $6k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $6k).
• Cap rate 239.9% 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: Amistad Elementary School (866 students, 94% FRL); Horse Heaven Hills Middle School (833 students, 65% FRL); Kennewick High School (1,785 students, 69% FRL) — zoned schools average 76% FRL vs 48% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 292 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $41 of loan paydown is wiped out by about $180 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 25.52% ✓
• Cap rate: 239.91%
• Cash-on-cash: 834.33%
• DSCR: 38.12
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $74,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 W Entiat Pl	0.68mi	2/2.0	952 (-11%)	2mo	$60,000	$63	48
111 Crystal Dr	0.70mi	2/2.0	924 (-14%)	23mo	$65,000	$70	26

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: 45.08×
• Total profit: $74,049
• Equity at exit: $895

10-year hold

• IRR: —
• Equity multiple: 97.94×
• Total profit: $162,864
• Equity at exit: $519

Cash invested: $1,680 (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: 0.3×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$8 /mo · $90/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $1,168

Break-even live

Break-even rent $52

Max offer price $6,000

Occupancy floor 19%

Sensitivity live

Price	-10% $1,172	-5% $1,170	+0% $1,168	+5% $1,166	+10% $1,164
Rent	-10% $1,047	-5% $1,108	+0% $1,168	+5% $1,229	+10% $1,289
Rate	-1.0pp $1,171	-0.5pp $1,170	base $1,168	+0.5pp $1,167	+1.0pp $1,165

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: $1,500
• Closing costs: $180
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 W Entiat Ave Kennewick, WA	2.0–3.0	2.5	1392	$1,725	$1.24	22d	5	0.35mi
2120 W A St Pasco, WA	1.0–2.0	1.0–2.0	940	$1,865	$1.98	15d	3	0.70mi
2524 W Sylvester St Pasco, WA	2.0–3.0	1.0–1.5	916	$1,145	$1.25	45d	1	0.97mi
1000 W 5th Ave Kennewick, WA	3.0–4.0	2.0	1157	$1,371	$1.18	15d	4	1.04mi
425 S Olympia St Kennewick, WA	2.0	1.0–2.0	1000	$1,335	$1.33	15d	9	1.06mi
212 N Elm St Kennewick, WA	1.0–3.0	1.5–3.5	1782	$3,350	$1.88	15d	19	1.13mi
601 S Kent St Unit 601 F205 Kennewick, WA	2.0	1.0	867	$1,275	$1.47	15d	1	1.15mi
601 S Kent St Unit 601 C202 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	22d	1	1.15mi
601 S Kent St Unit 601 K203 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	45d	1	1.15mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	22d	1	1.16mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	45d	1	1.16mi
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.16mi
705 S Ione St Kennewick, WA	3.0	1.5	1056	$2,000	$1.89	15d	1	1.18mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	22d	1	1.19mi
1107 W 5th Ave Kennewick, WA	2.0	1.0	850	$1,588	$1.87	15d	2	1.21mi
2525 W Grand Ronde Ave Kennewick, WA	2.0–3.0	1.0–2.0	1044	$1,345	$1.29	15d	4	1.23mi
921 N 24th Ave Unit 4 Pasco, WA	2.0	1.0	875	$1,500	$1.71	45d	1	1.29mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	45d	1	1.31mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	45d	1	1.31mi
1114 W 10th Ave Kennewick, WA	3.0	1.0–2.0	829	$1,342	$1.62	15d	41	1.32mi
603 N Ely St Kennewick, WA	3.0	1.0	1204	$1,895	$1.57	45d	1	1.41mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	22d	1	1.43mi
1105 W 10th Ave Kennewick, WA	1.0–2.0	1.0	687	$1,306	$1.90	15d	8	1.47mi
1327 N 24th Ave Pasco, WA	1.0–2.0	1.0	760	$1,332	$1.75	15d	5	1.50mi

Listing history 4 events

1. 2026-06-21
   days on market $6,000 Active 5 DOM
2. 2026-06-18
   days on market $6,000 Active 2 DOM
3. 2026-06-17
   remarks 117-char remark
4. 2026-06-17
   listed $6,000 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,373
• − Mortgage interest: −$336
• − Property taxes: −$90
• − Insurance: −$30
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$175
• Taxable income: $14,802
• Est. tax owed @ 24.0%: −$3,553
• After-tax cash flow: $10,464/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

-99.0% since first listed

3 events — show timeline

• 2026-06-17 Listed $6,000 FSBO.com
• 2016-10-17 Sold (Public Records) $22,771 Public Records
• 2008-10-07 Sold (Public Records) $574,465 Public Records

Property tax history

-0.6%/yr

Latest (2026): $3,190 · +8.2% YoY. Source: county tax records.