7901 W Clearwater Avenue #120 Ave #120 · Kennewick, WA 99336

$65,000

2 bd · 1.5 ba · 840 sqft · Manufactured public records · 349 Days on market

Built 1972 $77/sqft · 17% above area Est $59k · 10% over ↓ 6% 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
• Rent growth +3.3/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 285580 Charming MFH home that has been nicely taken care of and also has many updates. MFH sits in over 55 years old community. Home has been freshly throughout the entire home and invites in lots of daylight. Home has all new hardware throughout the entire home. There is also new lighting. There are some new windows. Home has vinyl wood floors and brand-new appliances in the kitchen. Kitchen and living room are open with great room concept. There is a brand-new HVAC system that has a Pearl certification. The roof was just recently resealed. Both bedrooms have built-in dressers and built-in vanity. Outside the home there is a brand-new wood deck to enjoy the outdoors on. The yard is nicely landscaped and home sits in great location!!

Key facts

• New lighting
• Vinyl wood floors
• New hardware

Tags

• NEW HARDWARE
• NEW LIGHTING
• NEW WINDOWS
• VINYL WOOD FLOORS
• BRAND-NEW APPLIANCES
• OPEN GREAT ROOM CONCEPT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $875 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 32% 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $65k implies a 160% gain — meaningful room to come down on a strong offer.

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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 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 1972 — 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: 2.58% ✓
• Cap rate: 22.45%
• Cash-on-cash: 57.70%
• DSCR: 3.57
• GRM: 3.2

CMA / ARV

• ARV (median comp): $59,190
• List price: $65,000
• Delta: 9.82%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7901 W Clearwater Ave #138	0.16mi	2/1.0	924 (+10%)	11mo	$69,900	$76	65
7901 W Clearwater Ave #139 Ave #139	0.15mi	2/1.5	924 (+10%)	19mo	$72,000	$78	61
7901 W Clearwater Ave #179	0.13mi	2/2.0	924 (+10%)	21mo	$35,000	$38	58
7901 W Clearwater Ave #140	0.14mi	2/2.0	924 (+10%)	22mo	$56,000	$61	56

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: 56.7%
• Equity multiple: 3.52×
• Total profit: $45,890
• Equity at exit: $9,692

10-year hold

• IRR: 61.8%
• Equity multiple: 7.29×
• Total profit: $114,565
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $875

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 43%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	43d	1	0.23mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$1,770	$1.91	13d	13	0.41mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$1,875	$1.97	13d	10	0.52mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	13d	9	0.55mi
7275 W Clearwater Ave Kennewick, WA	1.0	1.0	777	$1,495	$1.92	43d	1	0.56mi
7275 W Clearwater Ave Unit B112 Kennewick, WA	1.0	1.0	777	$1,395	$1.80	43d	1	0.56mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	43d	1	0.93mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$1,906	$1.75	13d	9	0.93mi
32 S Quay St #4 Kennewick, WA	2.0	1.0	782	$1,195	$1.53	43d	1	1.00mi

Listing history 33 events

1. 2026-06-18
   days on market $65,000 Active 349 DOM
2. 2026-06-17
   days on market $65,000 Active 348 DOM
3. 2026-06-16
   days on market $65,000 Active 347 DOM
4. 2026-06-15
   days on market $65,000 Active 346 DOM
5. 2026-06-14
   days on market $65,000 Active 344 DOM
6. 2026-06-13
   days on market $65,000 Active 343 DOM
7. 2026-06-10
   days on market $65,000 Active 341 DOM
8. 2026-06-09
   days on market $65,000 Active 340 DOM
9. 2026-06-08
   days on market $65,000 Active 339 DOM
10. 2026-06-07
    days on market $65,000 Active 338 DOM
11. 2026-06-05
    days on market $65,000 Active 335 DOM
12. 2026-06-03
    days on market $65,000 Active 334 DOM
13. 2026-06-02
    days on market $65,000 Active 333 DOM
14. 2026-06-01
    days on market $65,000 Active 332 DOM
15. 2026-05-31
    days on market $65,000 Active 331 DOM
16. 2026-05-30
    days on market $65,000 Active 330 DOM
17. 2025-10-01
    price $65,000 748-char remark

    Show marketing remark (748 chars)

    MLS# 285580 Charming MFH home that has been nicely taken care of and also has many updates. MFH sits in over 55 years old community. Home has been freshly throughout the entire home and invites in lots of daylight. Home has all new hardware throughout the entire home. There is also new lighting. There are some new windows. Home has vinyl wood floors and brand-new appliances in the kitchen. Kitchen and living room are open with great room concept. There is a brand-new HVAC system that has a Pearl certification. The roof was just recently resealed. Both bedrooms have built-in dressers and built-in vanity. Outside the home there is a brand-new wood deck to enjoy the outdoors on. The yard is nicely landscaped and home sits in great location!!

18. 2025-09-05
    price $69,900 748-char remark

    Show marketing remark (748 chars)

    MLS# 285580 Charming MFH home that has been nicely taken care of and also has many updates. MFH sits in over 55 years old community. Home has been freshly throughout the entire home and invites in lots of daylight. Home has all new hardware throughout the entire home. There is also new lighting. There are some new windows. Home has vinyl wood floors and brand-new appliances in the kitchen. Kitchen and living room are open with great room concept. There is a brand-new HVAC system that has a Pearl certification. The roof was just recently resealed. Both bedrooms have built-in dressers and built-in vanity. Outside the home there is a brand-new wood deck to enjoy the outdoors on. The yard is nicely landscaped and home sits in great location!!

19. 2025-07-25
    price $79,900 748-char remark

    Show marketing remark (748 chars)

    MLS# 285580 Charming MFH home that has been nicely taken care of and also has many updates. MFH sits in over 55 years old community. Home has been freshly throughout the entire home and invites in lots of daylight. Home has all new hardware throughout the entire home. There is also new lighting. There are some new windows. Home has vinyl wood floors and brand-new appliances in the kitchen. Kitchen and living room are open with great room concept. There is a brand-new HVAC system that has a Pearl certification. The roof was just recently resealed. Both bedrooms have built-in dressers and built-in vanity. Outside the home there is a brand-new wood deck to enjoy the outdoors on. The yard is nicely landscaped and home sits in great location!!

20. 2025-07-04
    listed $84,900 Active 748-char remark

    Show marketing remark (748 chars)

    MLS# 285580 Charming MFH home that has been nicely taken care of and also has many updates. MFH sits in over 55 years old community. Home has been freshly throughout the entire home and invites in lots of daylight. Home has all new hardware throughout the entire home. There is also new lighting. There are some new windows. Home has vinyl wood floors and brand-new appliances in the kitchen. Kitchen and living room are open with great room concept. There is a brand-new HVAC system that has a Pearl certification. The roof was just recently resealed. Both bedrooms have built-in dressers and built-in vanity. Outside the home there is a brand-new wood deck to enjoy the outdoors on. The yard is nicely landscaped and home sits in great location!!

21. 2024-12-09
    soldstatus $25,000 Closed 526-char remark

    Show marketing remark (526 chars)

    MLS# 278612 Move in ready MFH in an over 55 years old community. Community is quite and well taken care of. MFH has had some updating over the last few years. The floors have been updated with wood vinyl in the main living areas and the bedrooms have been updated with newer carpet. The home was also recently painted inside and out. There is an open floor concept with split bedrooms. The yard is well cared for and the landscaping is well manicured for. MFH is close to shopping, restaurants, entertainment and so much more.

22. 2024-11-14
    status Pending 526-char remark

    Show marketing remark (526 chars)

    MLS# 278612 Move in ready MFH in an over 55 years old community. Community is quite and well taken care of. MFH has had some updating over the last few years. The floors have been updated with wood vinyl in the main living areas and the bedrooms have been updated with newer carpet. The home was also recently painted inside and out. There is an open floor concept with split bedrooms. The yard is well cared for and the landscaping is well manicured for. MFH is close to shopping, restaurants, entertainment and so much more.

23. 2024-11-08
    status Active 526-char remark

    Show marketing remark (526 chars)

    MLS# 278612 Move in ready MFH in an over 55 years old community. Community is quite and well taken care of. MFH has had some updating over the last few years. The floors have been updated with wood vinyl in the main living areas and the bedrooms have been updated with newer carpet. The home was also recently painted inside and out. There is an open floor concept with split bedrooms. The yard is well cared for and the landscaping is well manicured for. MFH is close to shopping, restaurants, entertainment and so much more.

24. 2024-10-31
    historical Active Under Contract 526-char remark

    Show marketing remark (526 chars)

    MLS# 278612 Move in ready MFH in an over 55 years old community. Community is quite and well taken care of. MFH has had some updating over the last few years. The floors have been updated with wood vinyl in the main living areas and the bedrooms have been updated with newer carpet. The home was also recently painted inside and out. There is an open floor concept with split bedrooms. The yard is well cared for and the landscaping is well manicured for. MFH is close to shopping, restaurants, entertainment and so much more.

25. 2024-10-23
    price $30,000 526-char remark

    Show marketing remark (526 chars)

    MLS# 278612 Move in ready MFH in an over 55 years old community. Community is quite and well taken care of. MFH has had some updating over the last few years. The floors have been updated with wood vinyl in the main living areas and the bedrooms have been updated with newer carpet. The home was also recently painted inside and out. There is an open floor concept with split bedrooms. The yard is well cared for and the landscaping is well manicured for. MFH is close to shopping, restaurants, entertainment and so much more.

26. 2024-09-24
    price $39,900 526-char remark

    Show marketing remark (526 chars)

    MLS# 278612 Move in ready MFH in an over 55 years old community. Community is quite and well taken care of. MFH has had some updating over the last few years. The floors have been updated with wood vinyl in the main living areas and the bedrooms have been updated with newer carpet. The home was also recently painted inside and out. There is an open floor concept with split bedrooms. The yard is well cared for and the landscaping is well manicured for. MFH is close to shopping, restaurants, entertainment and so much more.

27. 2024-09-18
    price $41,500 526-char remark

    Show marketing remark (526 chars)

    MLS# 278612 Move in ready MFH in an over 55 years old community. Community is quite and well taken care of. MFH has had some updating over the last few years. The floors have been updated with wood vinyl in the main living areas and the bedrooms have been updated with newer carpet. The home was also recently painted inside and out. There is an open floor concept with split bedrooms. The yard is well cared for and the landscaping is well manicured for. MFH is close to shopping, restaurants, entertainment and so much more.

28. 2024-08-30
    listed $44,900 Active 526-char remark

    Show marketing remark (526 chars)

    MLS# 278612 Move in ready MFH in an over 55 years old community. Community is quite and well taken care of. MFH has had some updating over the last few years. The floors have been updated with wood vinyl in the main living areas and the bedrooms have been updated with newer carpet. The home was also recently painted inside and out. There is an open floor concept with split bedrooms. The yard is well cared for and the landscaping is well manicured for. MFH is close to shopping, restaurants, entertainment and so much more.

29. 2024-04-25
    price $44,900
30. 2024-02-08
    price $49,900
31. 2024-01-16
    price $59,900
32. 2023-12-14
    price $64,900
33. 2023-11-27
    listed $69,000 Active

ⓘ 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 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: $20,116
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$1,891
• Taxable income: $10,066
• Est. tax owed @ 24.0%: −$2,416
• After-tax cash flow: $8,086/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

-5.8% since first listed

17 events — show timeline

• 2025-10-01 Price Changed $65,000 PACMLS
• 2025-09-05 Price Changed $69,900 PACMLS
• 2025-07-25 Price Changed $79,900 PACMLS
• 2025-07-04 Listed $84,900 PACMLS
• 2024-12-09 Sold (MLS) $25,000 PACMLS
• 2024-11-14 Pending — PACMLS
• 2024-11-08 Relisted — PACMLS
• 2024-10-31 Contingent — PACMLS
• 2024-10-23 Price Changed $30,000 PACMLS
• 2024-09-24 Price Changed $39,900 PACMLS
• 2024-09-18 Price Changed $41,500 PACMLS
• 2024-08-30 Listed $44,900 PACMLS
• 2024-04-25 Price Changed $44,900 PACMLS
• 2024-02-08 Price Changed $49,900 PACMLS
• 2024-01-16 Price Changed $59,900 PACMLS
• 2023-12-14 Price Changed $64,900 PACMLS
• 2023-11-27 Listed $69,000 PACMLS

Property tax history

+0.5%/yr

Latest (2026): $95 · -5.7% YoY. Source: county tax records.