3324 W 19th #186 Ave #186 · Kennewick, WA 99338

$69,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 360 Days on market

Built 1979 Good condition $80/sqft · 8% below area Est $75k · 8% under ↓ 7% 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 +11.1/15.0
• 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# 285245 Charming MFH that has been completely updated inside and waiting for new owner. This home has lots of natural daylight and has been recently painted inside and out. Some of the updates are that all new flooring throughout the entire home along with updated fixtures. There are also vinyl windows along with a new roof. Home sits on a large lot with lots of potential. There is a new wood deck to enjoy the summer evenings on. Great location near shopping, restaurants and so much more. Owner is willing to carry contract with large down payment. Call broker for details.

Key facts

• Vinyl windows
• Updated inside
• New flooring

Tags

• UPDATED INSIDE
• NEW FLOORING
• VINYL WINDOWS
• NEW ROOF
• LARGE LOT
• NEW WOOD DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $814 ($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: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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: 309 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,532 units permitted in Benton County in 2024 (389 in 5+ unit buildings).
• This rent is only 17% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 360 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 2.24% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.57%
• DSCR: 3.25
• GRM: 3.7

CMA / ARV

• ARV (median comp): $75,000
• List price: $69,000
• Delta: -8.00%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3510 W 10th Ave Unit D	0.51mi	2/1.0	830 (-4%)	21mo	$1,095	$1	52

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: 48.3%
• Equity multiple: 3.10×
• Total profit: $40,655
• Equity at exit: $10,288

10-year hold

• IRR: 53.9%
• Equity multiple: 6.28×
• Total profit: $102,093
• 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: 309
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$362
• Tax from tax record: −$15 /mo · $179/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $814

Break-even live

Break-even rent $513

Max offer price $69,000

Occupancy floor 42%

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 30 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	20d	1	0.08mi
4112 W 24th Ave Kennewick, WA	1.0–2.0	1.0–2.0	681	$1,875	$2.75	20d	4	0.44mi
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,599	$1.39	13d	5	0.60mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	43d	1	0.74mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	20d	1	0.74mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	13d	1	0.75mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	43d	1	0.81mi
455 S Morain St Kennewick, WA	2.0	1.0	775	$1,950	$2.52	43d	1	0.89mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	20d	1	0.95mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	43d	1	1.00mi
337 S Johnson St Unit A Kennewick, WA	1.0	1.0	550	$975	$1.77	43d	1	1.00mi
337 S Johnson St Unit F Kennewick, WA	1.0	1.0	550	$875	$1.59	20d	1	1.00mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	43d	1	1.02mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	13d	1	1.02mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	13d	1	1.02mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	43d	1	1.02mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	43d	1	1.04mi
513 S Anderson St Kennewick, WA	2.0	1.0	720	$1,495	$2.08	20d	1	1.11mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	13d	1	1.12mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	13d	8	1.18mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	13d	3	1.20mi
130 S Conway Pl Kennewick, WA	2.0	1.0	852	$1,299	$1.52	13d	1	1.21mi
200 S Union St Kennewick, WA	2.0	1.0–1.5	860	$1,348	$1.57	13d	2	1.29mi
5207 W Hildebrand Blvd Kennewick, WA	2.0	1.0	656	$2,380	$3.63	43d	17	1.31mi
119 S Conway Pl Kennewick, WA	2.0	1.0	711	$1,200	$1.69	20d	1	1.32mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	43d	1	1.34mi
1608 W 14th Ave Unit 1614 Kennewick, WA	2.0	1.0	750	$995	$1.33	20d	1	1.38mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	43d	1	1.48mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	43d	1	1.49mi
9 N Waverly Pl Kennewick, WA	1.0	1.0	600	$1,222	$2.04	13d	2	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $69,000 Active 360 DOM
2. 2026-06-17
   days on market $69,000 Active 359 DOM
3. 2026-06-16
   days on market $69,000 Active 358 DOM
4. 2026-06-15
   days on market $69,000 Active 357 DOM
5. 2026-06-14
   days on market $69,000 Active 355 DOM
6. 2026-06-13
   days on market $69,000 Active 354 DOM
7. 2026-06-10
   days on market $69,000 Active 352 DOM
8. 2026-06-09
   days on market $69,000 Active 351 DOM
9. 2026-06-08
   days on market $69,000 Active 350 DOM
10. 2026-06-07
    days on market $69,000 Active 349 DOM
11. 2026-06-05
    days on market $69,000 Active 346 DOM
12. 2026-06-03
    days on market $69,000 Active 345 DOM
13. 2026-06-02
    days on market $69,000 Active 344 DOM
14. 2026-06-01
    days on market $69,000 Active 343 DOM
15. 2026-05-31
    days on market $69,000 Active 342 DOM
16. 2026-05-30
    days on market $69,000 Active 341 DOM
17. 2025-12-02
    price $69,000 582-char remark

    Show marketing remark (582 chars)

    MLS# 285245 Charming MFH that has been completely updated inside and waiting for new owner. This home has lots of natural daylight and has been recently painted inside and out. Some of the updates are that all new flooring throughout the entire home along with updated fixtures. There are also vinyl windows along with a new roof. Home sits on a large lot with lots of potential. There is a new wood deck to enjoy the summer evenings on. Great location near shopping, restaurants and so much more. Owner is willing to carry contract with large down payment. Call broker for details.

18. 2025-06-24
    listed $79,000 Active 582-char remark

    Show marketing remark (582 chars)

    MLS# 285245 Charming MFH that has been completely updated inside and waiting for new owner. This home has lots of natural daylight and has been recently painted inside and out. Some of the updates are that all new flooring throughout the entire home along with updated fixtures. There are also vinyl windows along with a new roof. Home sits on a large lot with lots of potential. There is a new wood deck to enjoy the summer evenings on. Great location near shopping, restaurants and so much more. Owner is willing to carry contract with large down payment. Call broker for details.

19. 2025-02-07
    price $90,000
20. 2024-09-19
    listed $74,000 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: $179 · $15/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$497/yr (+$41/mo · 277.0%)

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

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: $18,528
• − Mortgage interest: −$3,865
• − Property taxes: −$179
• − Insurance: −$345
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,007
• Taxable income: $9,167
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $7,570/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 single-family home has been completely updated inside and out, with new flooring, fixtures, and a new roof. It's move-in ready with a good condition score and potential for further value through landscaping and interior paint.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both interior paint — fresh paint enhances curb appeal and interior aesthetics
• Both landscaping and curb appeal — enhances overall property value and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both interior paint — fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping and curb appeal — enhances overall property value and appeal ↑

ⓘ 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

-6.8% since first listed

4 events — show timeline

• 2025-12-02 Price Changed $69,000 PACMLS
• 2025-06-24 Listed $79,000 PACMLS
• 2025-02-07 Price Changed $90,000 PACMLS
• 2024-09-19 Listed $74,000 PACMLS

Property tax history

-2.7%/yr

Latest (2026): $179 · -5.7% YoY. Source: county tax records.