1724 W 45th Ave Unit A60 · Kennewick, WA 99337

$99,900

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 174 Days on market

Built 1982 Est $91k · 9% over ↓ 20% 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
• Schools +4.6/10.0
• Livability +3.9/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

Key facts

• Central heating
• Move-in ready
• Well-maintained home

Tags

• OPEN-CONCEPT LIVING AREA
• WELCOMING FRONT PORCH
• CENTRAL HEATING
• HANDY STORAGE SHED
• WELL-MAINTAINED HOME
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

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 $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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: 249 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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: 2.27% ✓
• Cap rate: 20.76%
• Cash-on-cash: 51.66%
• DSCR: 3.30
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $91,392
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 W 45th Ave Unit A60	0.00mi	4/2.0	1,344 (0%)	0mo	$92,000	$68	100

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: 49.5%
• Equity multiple: 3.16×
• Total profit: $60,483
• Equity at exit: $14,895

10-year hold

• IRR: 55.0%
• Equity multiple: 6.41×
• Total profit: $151,309
• Equity at exit: $8,638

Cash invested: $27,972 (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 99337

• Active inventory: 249
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$524
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,204

Break-even live

Break-even rent $741

Max offer price $99,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,261	-5% $1,233	+0% $1,204	+5% $1,176	+10% $1,148
Rent	-10% $1,025	-5% $1,115	+0% $1,204	+5% $1,294	+10% $1,383
Rate	-1.0pp $1,255	-0.5pp $1,230	base $1,204	+0.5pp $1,178	+1.0pp $1,152

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3704 S Vancouver St Kennewick, WA	3.0	2.0	1794	$2,195	$1.22	44d	1	0.52mi
1701 W 30th Ave Kennewick, WA	3.0	2.0	1500	$2,195	$1.46	14d	1	0.78mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	14d	1	1.41mi
1913 S Rainier St Unit 110 Kennewick, WA	3.0	2.5	1800	$2,000	$1.11	44d	1	1.45mi
1923 S Vancouver St Kennewick, WA	3.0	2.0	1200	$2,022	$1.69	14d	3	1.45mi
1863 W 19th Ave Unit 1863-B240 Kennewick, WA	3.0	2.0	1200	$1,750	$1.46	22d	1	1.45mi

Listing history 13 events

1. 2026-04-22
   status Pending 361-char remark

   Show marketing remark (361 chars)

   Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

2. 2026-04-06
   price $99,900 361-char remark

   Show marketing remark (361 chars)

   Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

3. 2026-04-06
   price $99,900

   Show marketing remark (361 chars)

   Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

4. 2026-02-23
   price $109,900 361-char remark

   Show marketing remark (361 chars)

   Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

5. 2026-02-23
   price $109,900

   Show marketing remark (361 chars)

   Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

6. 2026-02-07
   price $115,000
7. 2026-02-02
   price $115,000 361-char remark

   Show marketing remark (361 chars)

   Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

8. 2025-12-05
   price $119,900

   Show marketing remark (361 chars)

   Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

9. 2025-12-05
   price $119,900 361-char remark

   Show marketing remark (361 chars)

   Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

10. 2025-10-30
    listed $125,000 Active 361-char remark

    Show marketing remark (361 chars)

    Spacious 4-Bedroom Double-Wide! This large manufactured home offers 4 bedrooms, 2 bathrooms, and an open-concept living area perfect for comfortable living and entertaining. Enjoy a welcoming front porch, central heating, and a handy storage shed. Nestled in a quiet, friendly neighborhood, this well-maintained home is move-in ready and in excellent condition.

11. 2025-02-12
    soldstatus $112,000 Closed
12. 2025-01-06
    historical Active Under Contract
13. 2024-10-17
    listed $125,000 Active

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $979 · $82/mo
• Expected delta: +$739/yr (+$62/mo · 307.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $27,187
• − Mortgage interest: −$5,596
• − Property taxes: −$240
• − Insurance: −$500
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$2,906
• Taxable income: $13,595
• Est. tax owed @ 24.0%: −$3,263
• After-tax cash flow: $11,188/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): 33,287
• Household income: $98,848
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 430.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 13% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Portuguese 3% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Russian/Polish/Slavic 2%

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: ▼ -260.38%
• Current HPI: 245.5375
• 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

-20.1% since first listed

13 events — show timeline

• 2026-04-22 Pending — YAMLS
• 2026-04-06 Price Changed $99,900 YAMLS
• 2026-04-06 Price Changed $99,900 PACMLS
• 2026-02-23 Price Changed $109,900 YAMLS
• 2026-02-23 Price Changed $109,900 PACMLS
• 2026-02-07 Price Changed $115,000 PACMLS
• 2026-02-02 Price Changed $115,000 YAMLS
• 2025-12-05 Price Changed $119,900 PACMLS
• 2025-12-05 Price Changed $119,900 YAMLS
• 2025-10-30 Listed $125,000 YAMLS
• 2025-02-12 Sold (MLS) $112,000 PACMLS
• 2025-01-06 Contingent — PACMLS
• 2024-10-17 Listed $125,000 PACMLS

Property tax history

+2.8%/yr

Latest (2026): $240 · -5.7% YoY. Source: county tax records.