312 S Columbia Center Blvd. #85 Blvd #85 · Kennewick, WA 99336

$73,500

3 bd · 2.0 ba · 1,484 sqft · Manufactured public records · 286 Days on market

Built 1992 4,791 sqft lot $50/sqft · at area comps Est $76k · at est.

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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 +9.0/15.0
• 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 MLS

MLS# 287275 Can you say Carpet Diem!! If you don't speak Latin. .. that means "seize the brand new carpet with your toes and feel the softness and luxury!!" Ha! Yes. .. this is a great home with lots of space and brand new carpet throughout. It was just installed yesterday!! Nestled in Desert Pines, one of the nicest Manufactured Home Parks in the Tri-Cities, this home boast almost 1500 Square Feet, 3 bedrooms, 2 bathrooms and a nice aluminum carport to keep you and your car out of the weather. This is a 55 year old and older community, so no kiddos around here just peace and quiet and a wonderful location. This one is priced to sell so don't delay. .. call your favorite agent and come take a look!!

Key facts

• Aluminum carport
• Brand new carpet
• Wonderful location

Tags

• BRAND NEW CARPET
• ALUMINUM CARPORT
• WONDERFUL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k.

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 ($2k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.8% 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: Rents rising (+3.4%/yr); 286 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $508 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 + 3.4% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $64,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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: 2.72% ✓
• Cap rate: 23.75%
• Cash-on-cash: 62.35%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (median comp): $76,000
• List price: $73,500
• Delta: -3.29%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Columbia Center Blvd #69	0.05mi	3/2.0	1,484 (0%)	9mo	$62,000	$42	90
312 S Columbia Center Blvd. #95 Blvd #95	0.10mi	3/2.0	1,440 (-3%)	2mo	$34,250	$24	88
312 S Columbia Center Blvd., #68 Blvd	0.07mi	3/2.0	1,488 (+0%)	12mo	$142,000	$95	87
312 S Columbia Center Blvd. #72 Blvd #72	0.06mi	2/2.0 (-1)	1,456 (-2%)	3mo	$43,000	$30	87
312 S Columbia Center Blvd. #63 Blvd #63	0.07mi	3/2.0	1,404 (-5%)	6mo	$65,500	$47	83
312 S Columbia Center Blvd Unit 21 Blvd #21	0.14mi	3/2.0	1,456 (-2%)	11mo	$129,000	$89	81
312 S Columbia Center Blvd. #56 Blvd #56	0.07mi	2/2.0 (-1)	1,512 (+2%)	11mo	$118,500	$78	80
7901 W Clearwater Ave #108	0.13mi	3/2.0	1,560 (+5%)	8mo	$91,500	$59	79
312 S Columbia Center Blvd #90	0.06mi	3/2.0	1,620 (+9%)	11mo	$110,000	$68	73
312 S Columbia Center Blvd #71 Blvd #71	0.06mi	3/2.0	1,296 (-13%)	6mo	$70,000	$54	71
7901 W Clearwater Ave #137	0.26mi	3/2.0	1,296 (-13%)	2mo	$102,500	$79	65
7901 W Clearwater Ave #154 Ave	0.22mi	3/2.0	1,296 (-13%)	5mo	$90,000	$69	65

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: 61.7%
• Equity multiple: 3.77×
• Total profit: $57,015
• Equity at exit: $10,959

10-year hold

• IRR: 66.4%
• Equity multiple: 7.84×
• Total profit: $140,724
• Equity at exit: $6,355

Cash invested: $20,580 (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: 286
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$385
• Tax est. 1.5%: −$92 /mo · $1,102/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,069

Break-even live

Break-even rent $643

Max offer price $73,500

Occupancy floor 41%

Sensitivity live

Price	-10% $1,120	-5% $1,095	+0% $1,069	+5% $1,044	+10% $1,019
Rent	-10% $912	-5% $991	+0% $1,069	+5% $1,148	+10% $1,227
Rate	-1.0pp $1,106	-0.5pp $1,088	base $1,069	+0.5pp $1,050	+1.0pp $1,031

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	14d	13	0.26mi
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	44d	1	0.31mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	14d	4	0.39mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	14d	9	0.63mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	14d	10	0.65mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	44d	1	0.72mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	14d	1	0.80mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	44d	1	0.86mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	14d	9	0.88mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	44d	1	0.96mi
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	44d	1	1.29mi
33 N Jefferson Pl Unit 110 Kennewick, WA	3.0	2.5	1536	$1,950	$1.27	44d	1	1.32mi
5702 W Kennewick Pl #110 Kennewick, WA	3.0	2.5	1435	$1,695	$1.18	14d	1	1.37mi
100 N Irving Pl Kennewick, WA	1.0–3.0	1.0–1.5	939	$1,750	$1.86	14d	11	1.44mi
100 N Irving Pl Unit K101 Kennewick, WA	3.0	1.5	1120	$1,700	$1.52	44d	1	1.44mi
100 N Irving Pl Unit H101 Kennewick, WA	3.0	1.5	1120	$1,699	$1.52	44d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $73,500 Active 286 DOM
2. 2026-06-17
   days on market $73,500 Active 285 DOM
3. 2026-06-16
   days on market $73,500 Active 284 DOM
4. 2026-06-15
   days on market $73,500 Active 283 DOM
5. 2026-06-14
   days on market $73,500 Active 281 DOM
6. 2026-06-13
   days on market $73,500 Active 280 DOM
7. 2026-06-10
   days on market $73,500 Active 278 DOM
8. 2026-06-09
   days on market $73,500 Active 277 DOM
9. 2026-06-08
   days on market $73,500 Active 276 DOM
10. 2026-06-07
    days on market $73,500 Active 275 DOM
11. 2026-06-05
    days on market $73,500 Active 272 DOM
12. 2026-06-03
    days on market $73,500 Active 271 DOM
13. 2026-06-02
    days on market $73,500 Active 270 DOM
14. 2026-06-01
    days on market $73,500 Active 269 DOM
15. 2026-05-31
    days on market $73,500 Active 268 DOM
16. 2026-05-30
    days on market $73,500 Active 267 DOM
17. 2026-04-24
    price $73,500 722-char remark

    Show marketing remark (722 chars)

    MLS# 287275 Can you say Carpet Diem!! If you don't speak Latin. .. that means "seize the brand new carpet with your toes and feel the softness and luxury!!" Ha! Yes. .. this is a great home with lots of space and brand new carpet throughout. It was just installed yesterday!! Nestled in Desert Pines, one of the nicest Manufactured Home Parks in the Tri-Cities, this home boast almost 1500 Square Feet, 3 bedrooms, 2 bathrooms and a nice aluminum carport to keep you and your car out of the weather. This is a 55 year old and older community, so no kiddos around here just peace and quiet and a wonderful location. This one is priced to sell so don't delay. .. call your favorite agent and come take a look!!

18. 2026-02-13
    price $78,500 722-char remark

    Show marketing remark (722 chars)

    MLS# 287275 Can you say Carpet Diem!! If you don't speak Latin. .. that means "seize the brand new carpet with your toes and feel the softness and luxury!!" Ha! Yes. .. this is a great home with lots of space and brand new carpet throughout. It was just installed yesterday!! Nestled in Desert Pines, one of the nicest Manufactured Home Parks in the Tri-Cities, this home boast almost 1500 Square Feet, 3 bedrooms, 2 bathrooms and a nice aluminum carport to keep you and your car out of the weather. This is a 55 year old and older community, so no kiddos around here just peace and quiet and a wonderful location. This one is priced to sell so don't delay. .. call your favorite agent and come take a look!!

19. 2026-01-20
    price $81,900 722-char remark

    Show marketing remark (722 chars)

    MLS# 287275 Can you say Carpet Diem!! If you don't speak Latin. .. that means "seize the brand new carpet with your toes and feel the softness and luxury!!" Ha! Yes. .. this is a great home with lots of space and brand new carpet throughout. It was just installed yesterday!! Nestled in Desert Pines, one of the nicest Manufactured Home Parks in the Tri-Cities, this home boast almost 1500 Square Feet, 3 bedrooms, 2 bathrooms and a nice aluminum carport to keep you and your car out of the weather. This is a 55 year old and older community, so no kiddos around here just peace and quiet and a wonderful location. This one is priced to sell so don't delay. .. call your favorite agent and come take a look!!

20. 2025-10-30
    price $89,900 722-char remark

    Show marketing remark (722 chars)

    MLS# 287275 Can you say Carpet Diem!! If you don't speak Latin. .. that means "seize the brand new carpet with your toes and feel the softness and luxury!!" Ha! Yes. .. this is a great home with lots of space and brand new carpet throughout. It was just installed yesterday!! Nestled in Desert Pines, one of the nicest Manufactured Home Parks in the Tri-Cities, this home boast almost 1500 Square Feet, 3 bedrooms, 2 bathrooms and a nice aluminum carport to keep you and your car out of the weather. This is a 55 year old and older community, so no kiddos around here just peace and quiet and a wonderful location. This one is priced to sell so don't delay. .. call your favorite agent and come take a look!!

21. 2025-09-05
    listed $94,000 Active 722-char remark

    Show marketing remark (722 chars)

    MLS# 287275 Can you say Carpet Diem!! If you don't speak Latin. .. that means "seize the brand new carpet with your toes and feel the softness and luxury!!" Ha! Yes. .. this is a great home with lots of space and brand new carpet throughout. It was just installed yesterday!! Nestled in Desert Pines, one of the nicest Manufactured Home Parks in the Tri-Cities, this home boast almost 1500 Square Feet, 3 bedrooms, 2 bathrooms and a nice aluminum carport to keep you and your car out of the weather. This is a 55 year old and older community, so no kiddos around here just peace and quiet and a wonderful location. This one is priced to sell so don't delay. .. call your favorite agent and come take a look!!

22. 2020-08-29
    soldstatus $84,900 544-char remark

    Show marketing remark (544 chars)

    Home is well taken care of and was just painted on the outside. Home sits in an over 55 years old community. Rooms throughout the home are very spacious and there are vaulted ceilings. Kitchen features a nook and pantry along with lots of counter space and cabinets. All appliances stay including the washer and dryer. Master bathroom has a walk in shower and linen closet. Master bedroom has a huge walk in closet. Carpets were just shampooed. Great location near restaurants, shopping, entertainment and so much more. Home is move in ready!!!

23. 2020-08-01
    listed $84,900 544-char remark

    Show marketing remark (544 chars)

    Home is well taken care of and was just painted on the outside. Home sits in an over 55 years old community. Rooms throughout the home are very spacious and there are vaulted ceilings. Kitchen features a nook and pantry along with lots of counter space and cabinets. All appliances stay including the washer and dryer. Master bathroom has a walk in shower and linen closet. Master bedroom has a huge walk in closet. Carpets were just shampooed. Great location near restaurants, shopping, entertainment and so much more. Home is move in ready!!!

24. 2017-09-29
    soldstatus $41,500
25. 2017-07-23
    listed $45,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 14 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: $23,959
• − Mortgage interest: −$4,117
• − Property taxes: −$1,102
• − Insurance: −$368
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$2,138
• Taxable income: $12,400
• Est. tax owed @ 24.0%: −$2,976
• After-tax cash flow: $9,856/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

+63.3% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $73,500 PACMLS
• 2026-02-13 Price Changed $78,500 PACMLS
• 2026-01-20 Price Changed $81,900 PACMLS
• 2025-10-30 Price Changed $89,900 PACMLS
• 2025-09-05 Listed $94,000 PACMLS
• 2020-08-29 Sold (MLS) $84,900 PACMLS
• 2020-08-01 Listed $84,900 PACMLS
• 2017-09-29 Sold (MLS) $41,500 PACMLS
• 2017-07-23 Listed $45,000 PACMLS

Property tax history

+26.1%/yr

Latest (2026): $65 · -2.5% YoY. Source: county tax records.