2005 S Tacoma St · Kennewick, WA 99337

$258,900

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 22 Days on market

Built 1979 10,454 sqft lot Est $340k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Welcome Home! - This rambler home has 4 bedrooms, 2 baths. -Vaulted ceilings makes it feel spacious, kitchen has tile counters, floating shelf from ceiling and plenty of cupboards with additional dry storage area. - Beautiful laminate flooring in the living room area, slider that goes out to the nice back yard with fully enclosed fencing & A shed for your tools. - Spacious master bedroom also has laminate flooring & master bath. -Come and see this home today!

Key facts

• 0.24 acre lot
• Garage
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (29.7% below list).
• Recommended offer: $182k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Canyon View Elementary School (406 students, 68% FRL); Horse Heaven Hills Middle School (833 students, 65% FRL); Southridge High School (1,641 students, 55% FRL).
• Market conditions: 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $181,969 (29.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.70% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $339,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 S Vancouver St	0.24mi	3/2.0	1,180 (-0%)	14mo	$339,000	$287	76
1707 W 19th Ave	0.21mi	2/2.0 (-1)	1,168 (-1%)	10mo	$355,000	$304	74
1871 W 25th Ct	0.36mi	3/2.0	1,235 (+4%)	10mo	$378,000	$306	68
2370 W 23rd Ave	0.33mi	3/2.0	1,244 (+5%)	18mo	$350,000	$281	61
1520 W 15th Ave	0.42mi	3/2.0	1,216 (+3%)	20mo	$372,900	$307	60
2906 S Waverly St	0.58mi	3/2.0	1,157 (-2%)	12mo	$359,900	$311	59
1812 S Rainier Pl	0.21mi	3/1.5	1,356 (+14%)	8mo	$359,900	$265	57
2903 S Yelm St	0.56mi	3/2.0	1,242 (+5%)	11mo	$335,000	$270	57
1720 W 11th Ave	0.55mi	3/1.5	1,300 (+10%)	1mo	$289,000	$222	55
1958 W 15th Pl	0.28mi	3/1.0	1,338 (+13%)	13mo	$300,000	$224	50
1719 S Zillah St	0.28mi	3/1.0	1,048 (-12%)	20mo	$315,000	$301	47
3011 S Yelm St	0.66mi	3/2.0	1,326 (+12%)	5mo	$340,000	$256	45

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-55,192
• Equity at exit: $38,603

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-65,278
• Equity at exit: $22,385

Cash invested: $72,492 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-207

Break-even live

Break-even rent $2,082

Max offer price $222,351

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-134	+0% $-207	+5% $-280	+10% $-353
Rent	-10% $-351	-5% $-279	+0% $-207	+5% $-135	+10% $-63
Rate	-1.0pp $-77	-0.5pp $-141	base $-207	+0.5pp $-274	+1.0pp $-342

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: $64,725
• Closing costs: $7,767
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	15d	1	0.02mi
1863 W 19th Ave Unit 1863-B240 Kennewick, WA	3.0	2.0	1200	$1,750	$1.46	23d	1	0.07mi
1923 S Vancouver St Kennewick, WA	3.0	2.0	1200	$2,022	$1.69	15d	3	0.08mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	23d	1	0.46mi
1163 S Underwood Pl #110 Kennewick, WA	3.0	2.5	1478	$2,395	$1.62	45d	1	0.51mi
1701 W 30th Ave Kennewick, WA	3.0	2.0	1500	$2,195	$1.46	15d	1	0.64mi
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,899	$1.65	15d	5	0.67mi
1110 S Newport St Unit 1110ne B Kennewick, WA	2.0	2.0	995	$1,300	$1.31	45d	1	0.69mi
1105 W 10th Ave Kennewick, WA	1.0–2.0	1.0	687	$1,306	$1.90	15d	8	0.78mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	45d	1	0.85mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	45d	1	0.85mi
1114 W 10th Ave Kennewick, WA	3.0	1.0–2.0	829	$1,551	$1.87	15d	41	0.91mi
1619 W 5th Ave Unit A Kennewick, WA	2.0	1.0	981	$1,450	$1.48	23d	1	0.97mi
1107 W 5th Ave Kennewick, WA	2.0	1.0	850	$1,588	$1.87	15d	2	0.99mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	23d	1	0.99mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	23d	1	1.00mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	45d	1	1.00mi
601 S Kent St Unit 601 K203 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	45d	1	1.07mi
601 S Kent St Unit 601 C202 Kennewick, WA	2.0	1.0	867	$1,300	$1.50	23d	1	1.07mi
601 S Kent St Unit 601 F205 Kennewick, WA	2.0	1.0	867	$1,275	$1.47	15d	1	1.07mi
425 S Olympia St Kennewick, WA	2.0	1.0–2.0	1000	$1,335	$1.33	15d	9	1.09mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	45d	1	1.10mi
705 S Ione St Kennewick, WA	3.0	1.5	1056	$2,000	$1.89	15d	1	1.15mi
1000 W 5th Ave Kennewick, WA	3.0–4.0	2.0	1157	$1,371	$1.18	15d	4	1.16mi
3611 W 17th Pl Unit A Kennewick, WA	2.0	1.0	970	$1,495	$1.54	23d	1	1.18mi
3613 W 16th Pl Unit B Kennewick, WA	2.0	1.5	1170	$1,295	$1.11	45d	1	1.18mi
1915 S Neel St Kennewick, WA	3.0	2.0	1401	$3,000	$2.14	15d	1	1.19mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	15d	1	1.19mi
3119 W 7th Ave Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	15d	1	1.22mi
3119 W 7th Ave Unit C120 Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	23d	1	1.22mi
3320 W 9th Ave Unit 30 Kennewick, WA	2.0	2.0	1200	$1,400	$1.17	45d	1	1.31mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	15d	1	1.34mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	23d	1	1.39mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	23d	1	1.39mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	45d	1	1.39mi
17 W 24th Ave Unit B1 Kennewick, WA	2.0	1.0	770	$1,200	$1.56	45d	1	1.39mi
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.42mi
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,875	$2.75	23d	4	1.45mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	15d	1	1.45mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	45d	1	1.45mi

Listing history 7 events

1. 2026-03-12
   status Pending
2. 2026-02-18
   listed $258,900 Active
3. 2020-07-10
   soldstatus $234,900 479-char remark

   Show marketing remark (479 chars)

   - Welcome Home! - This rambler home has 4 bedrooms, 2 baths. -Vaulted ceilings makes it feel spacious, kitchen has tile counters, floating shelf from ceiling and plenty of cupboards with additional dry storage area. - Beautiful laminate flooring in the living room area, slider that goes out to the nice back yard with fully enclosed fencing & A shed for your tools. - Spacious master bedroom also has laminate flooring & master bath. -Come and see this home today!

4. 2020-05-20
   listed $234,900 479-char remark

   Show marketing remark (479 chars)

   - Welcome Home! - This rambler home has 4 bedrooms, 2 baths. -Vaulted ceilings makes it feel spacious, kitchen has tile counters, floating shelf from ceiling and plenty of cupboards with additional dry storage area. - Beautiful laminate flooring in the living room area, slider that goes out to the nice back yard with fully enclosed fencing & A shed for your tools. - Spacious master bedroom also has laminate flooring & master bath. -Come and see this home today!

5. 2003-11-07
   soldstatus $108,000 69-char remark

   Show marketing remark (69 chars)

   NEW PAINT INSIDE & OUT. FOR MORE INFORMATION CALL 800-321-1337!

6. 2003-11-07
   soldstatus $108,000

   Show marketing remark (69 chars)

   NEW PAINT INSIDE & OUT. FOR MORE INFORMATION CALL 800-321-1337!

7. 2003-06-30
   listed $110,000 69-char remark

   Show marketing remark (69 chars)

   NEW PAINT INSIDE & OUT. FOR MORE INFORMATION CALL 800-321-1337!

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,537 · $211/mo
• Expected delta: +$391/yr (+$33/mo · 18.2%)

ⓘ 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 2/10 Low
• 🌡 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: $21,836
• − Mortgage interest: −$14,502
• − Property taxes: −$2,147
• − Insurance: −$1,294
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$7,532
• Taxable loss: −$7,133
• Est. tax savings @ 24.0%: +$1,712
• After-tax cash flow: $-771/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

+135.4% since first listed

7 events — show timeline

• 2026-03-12 Pending — PACMLS
• 2026-02-18 Listed $258,900 PACMLS
• 2020-07-10 Sold (MLS) $234,900 PACMLS
• 2020-05-20 Listed $234,900 PACMLS
• 2003-11-07 Sold (Public Records) $108,000 Public Records
• 2003-11-07 Sold (MLS) $108,000 PACMLS
• 2003-06-30 Listed $110,000 PACMLS

Property tax history

+4.0%/yr

Latest (2026): $2,147 · -5.6% YoY. Source: county tax records.