3324 W 19th Ave #42 · Kennewick, WA 99338

$74,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 69 Days on market

Built 1973 $56/sqft · 37% below area Est $125k · 40% under ↓ 17% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 291677 Centrally located in Kennewick at Sun Meadows Park lot space #42. Home sits on a large lot w/ Two-car carport. The carport also has a nice little storage area that is perfect for yard tools, small work bench, etc. Front and back covered patios makes a really nice place to relax out of the sun. Inside you'll find a spacious floor plan with 2 bedrooms and 2 bathrooms. There are also two living areas and formal dining. Updated guest bathroom & soft updated Kitchen as well! SS Fridge is included! New HVAC System recently installed! This MFH park offers club house access that includes, swimming pool, pool tables, and a really cool event center. Close to highways, gas, shopping, hospital & more! Honestly there is so much more this home has to offer, so come and schedule your private tour today!

Key facts

• Covered patios
• Large lot
• Carport

Tags

• LARGE LOT
• CARPORT
• STORAGE AREA
• COVERED PATIOS
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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: 309 active listings in the ZIP; 36 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; high-income renter base; 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 $518 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 2.30% ✓
• Cap rate: 19.83%
• Cash-on-cash: 48.34%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (median comp): $125,000
• List price: $74,900
• Delta: -40.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3324 19th Ave #138 Ave #138	0.12mi	3/2.0 (+1)	1,404 (+4%)	2mo	$125,000	$89	80
3324 W 19th Ave W #52	0.07mi	3/2.0 (+1)	1,440 (+7%)	11mo	$149,000	$103	70
3324 W 19th Ave #143 Ave #143	0.15mi	2/2.0	1,152 (-14%)	0mo	$95,000	$82	69
2917 W 19th Avenue #105 Ave	0.43mi	3/2.0 (+1)	1,344 (0%)	9mo	$45,000	$33	67
3324 W 19th Ave #4	0.04mi	2/2.0	1,512 (+12%)	12mo	$92,000	$61	67
1809 Huntington Pl	0.28mi	3/2.0 (+1)	1,440 (+7%)	9mo	$316,000	$219	63
3324 W 19th Ave #10	0.05mi	3/2.0 (+1)	1,152 (-14%)	9mo	$99,900	$87	62
3324 W 19th Ave #165 Ave #165	0.08mi	3/2.0 (+1)	1,512 (+12%)	14mo	$140,000	$93	58
2917 W 19th Ave #156	0.38mi	3/2.0 (+1)	1,188 (-12%)	1mo	$70,000	$59	57
2917 W 19th Avenue #154 Ave #154	0.40mi	3/2.0 (+1)	1,200 (-11%)	5mo	$96,000	$80	54
2312 S Dennis St	0.72mi	3/2.0 (+1)	1,344 (0%)	9mo	$310,000	$231	54
2611 W 15th Pl	0.56mi	3/2.0 (+1)	1,416 (+5%)	15mo	$313,000	$221	47

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: 45.9%
• Equity multiple: 2.99×
• Total profit: $41,691
• Equity at exit: $11,168

10-year hold

• IRR: 51.7%
• Equity multiple: 6.04×
• Total profit: $105,689
• Equity at exit: $6,476

Cash invested: $20,972 (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 99338

• Active inventory: 309
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $845

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 46%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	21d	1	0.06mi
3613 W 16th Pl Unit B Kennewick, WA	2.0	1.5	1170	$1,295	$1.11	43d	1	0.08mi
1915 S Neel St Kennewick, WA	3.0	2.0	1401	$3,000	$2.14	13d	1	0.25mi
2652 W 15th Ave Kennewick, WA	2.0–3.0	2.0	1152	$1,599	$1.39	13d	5	0.57mi
3320 W 9th Ave Unit 30 Kennewick, WA	2.0	2.0	1200	$1,400	$1.17	43d	1	0.58mi
3887 W 7th Ave Unit B-230 Kennewick, WA	3.0	2.0	1262	$1,850	$1.47	21d	1	0.66mi
3119 W 7th Ave Unit C120 Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	21d	1	0.67mi
3119 W 7th Ave Kennewick, WA	3.0	2.5	1500	$2,050	$1.37	13d	1	0.67mi
3426 W 7th Ave Kennewick, WA	2.0	2.0	1000	$1,600	$1.60	21d	1	0.67mi
3426 W 7th Ave Unit D Kennewick, WA	3.0	2.0	1517	$2,000	$1.32	44d	1	0.67mi
3426 W 7th Ave Unit A130 Kennewick, WA	2.0	2.0	1000	$1,650	$1.65	43d	1	0.67mi
3113 W 7th Ave Unit D110 Kennewick, WA	2.0	2.5	1000	$1,750	$1.75	13d	1	0.69mi
3708 W 6th Ave Unit B Kennewick, WA	2.0	1.0	918	$1,325	$1.44	43d	1	0.74mi
721 S Union St Kennewick, WA	1.0	1.0	1200	$1,795	$1.50	43d	1	0.81mi
717 S Union St Kennewick, WA	3.0	1.0	1340	$1,895	$1.41	43d	1	0.83mi
400 S Morain St #7 Kennewick, WA	3.0	2.5	1100	$1,500	$1.36	21d	1	0.88mi
E 6th Ave Kennewick, WA	2.0	1.0	1100	$1,500	$1.36	43d	1	0.94mi
325 S Johnson St Kennewick, WA	2.0	1.5	1100	$1,495	$1.36	43d	1	0.95mi
3120 W 4th Ave Kennewick, WA	2.0	1.0	963	$1,550	$1.61	13d	1	0.95mi
3120 W 4th Ave Unit 360 Kennewick, WA	2.0	1.0	963	$1,550	$1.61	43d	1	0.95mi
3120 W 4th Ave Apt 120 Kennewick, WA	2.0	1.0	963	$1,625	$1.69	13d	1	0.95mi
500 S Conway Pl Unit 500 Kennewick, WA	2.0	1.0	950	$1,500	$1.58	43d	1	0.98mi
1923 S Vancouver St Kennewick, WA	3.0	2.0	1200	$2,022	$1.69	13d	3	1.05mi
1163 S Underwood Pl #110 Kennewick, WA	3.0	2.5	1478	$2,395	$1.62	43d	1	1.11mi
3703 W Kennewick Ave Kennewick, WA	1.0–2.0	1.0	782	$1,594	$2.04	13d	8	1.11mi
12 S Morain St Kennewick, WA	1.0–3.0	1.0	604	$1,249	$2.07	13d	3	1.13mi
1816 W 21st Ave Unit C Kennewick, WA	3.0	2.0	1120	$1,495	$1.33	13d	1	1.13mi
4215 W 2nd Ave Kennewick, WA	3.0	2.0	1348	$2,595	$1.93	43d	1	1.14mi
1863 W 19th Ave Unit 1863-B240 Kennewick, WA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.15mi
3910 W Kennewick Ave Unit 3910 Kennewick, WA	3.0	1.5	1645	$1,800	$1.09	43d	1	1.21mi
108 S Tweedt Pl Kennewick, WA	2.0	2.0	1258	$1,795	$1.43	43d	1	1.21mi
1913 S Rainier St Unit 110 Kennewick, WA	3.0	2.5	1800	$2,000	$1.11	43d	1	1.26mi
4108 W Albany Ave Unit A-D Kennewick, WA	2.0	1.5	945	$1,395	$1.48	43d	1	1.27mi
1702 W 7th Pl Unit B Kennewick, WA	2.0	1.0	950	$1,050	$1.11	43d	1	1.44mi
1618 W 7th Pl Unit A Kennewick, WA	2.0	1.0	920	$1,050	$1.14	43d	1	1.46mi
89 N Waverly Pl Apt E Kennewick, WA	2.0	1.0	1000	$1,250	$1.25	43d	1	1.48mi

Listing history 10 events

1. 2026-06-07
   days on market $74,900 Active 69 DOM
2. 2026-06-05
   days on market $74,900 Active 66 DOM
3. 2026-06-03
   days on market $74,900 Active 65 DOM
4. 2026-06-02
   days on market $74,900 Active 64 DOM
5. 2026-06-01
   days on market $74,900 Active 63 DOM
6. 2026-05-31
   days on market $74,900 Active 62 DOM
7. 2026-05-30
   days on market $74,900 Active 61 DOM
8. 2026-05-01
   price $74,900 824-char remark

   Show marketing remark (824 chars)

   MLS# 291677 Centrally located in Kennewick at Sun Meadows Park lot space #42. Home sits on a large lot w/ Two-car carport. The carport also has a nice little storage area that is perfect for yard tools, small work bench, etc. Front and back covered patios makes a really nice place to relax out of the sun. Inside you'll find a spacious floor plan with 2 bedrooms and 2 bathrooms. There are also two living areas and formal dining. Updated guest bathroom & soft updated Kitchen as well! SS Fridge is included! New HVAC System recently installed! This MFH park offers club house access that includes, swimming pool, pool tables, and a really cool event center. Close to highways, gas, shopping, hospital & more! Honestly there is so much more this home has to offer, so come and schedule your private tour today!

9. 2026-04-16
   price $79,900 824-char remark

   Show marketing remark (824 chars)

   MLS# 291677 Centrally located in Kennewick at Sun Meadows Park lot space #42. Home sits on a large lot w/ Two-car carport. The carport also has a nice little storage area that is perfect for yard tools, small work bench, etc. Front and back covered patios makes a really nice place to relax out of the sun. Inside you'll find a spacious floor plan with 2 bedrooms and 2 bathrooms. There are also two living areas and formal dining. Updated guest bathroom & soft updated Kitchen as well! SS Fridge is included! New HVAC System recently installed! This MFH park offers club house access that includes, swimming pool, pool tables, and a really cool event center. Close to highways, gas, shopping, hospital & more! Honestly there is so much more this home has to offer, so come and schedule your private tour today!

10. 2026-03-30
    listed $89,900 Active 824-char remark

    Show marketing remark (824 chars)

    MLS# 291677 Centrally located in Kennewick at Sun Meadows Park lot space #42. Home sits on a large lot w/ Two-car carport. The carport also has a nice little storage area that is perfect for yard tools, small work bench, etc. Front and back covered patios makes a really nice place to relax out of the sun. Inside you'll find a spacious floor plan with 2 bedrooms and 2 bathrooms. There are also two living areas and formal dining. Updated guest bathroom & soft updated Kitchen as well! SS Fridge is included! New HVAC System recently installed! This MFH park offers club house access that includes, swimming pool, pool tables, and a really cool event center. Close to highways, gas, shopping, hospital & more! Honestly there is so much more this home has to offer, so come and schedule your private tour today!

ⓘ 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 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: $20,694
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$2,179
• Taxable income: $9,511
• Est. tax owed @ 24.0%: −$2,283
• After-tax cash flow: $7,854/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): 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

-16.7% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $74,900 PACMLS
• 2026-04-16 Price Changed $79,900 PACMLS
• 2026-03-30 Listed $89,900 PACMLS

Property tax history

-2.0%/yr

Latest (2026): $143 · -5.7% YoY. Source: county tax records.