312 S Columbia Center Blvd #47 · Kennewick, WA 99336

$138,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 93 Days on market

Built 1990 $93/sqft · 78% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 291357 This completely updated manufactured home is located in the 55+ Desert Pines Community. Desert Pines offers a low-maintenance, worry-free community. This home has been be thoughtfully updated. Updates include the replacement of all plumbing lines, all new plumbing fixtures, new flooring and carpet throughout the home, updated lighting and base trim, refinished doors and cabinets, newly painted interior, new countertops, a new dishwasher, and more! Home includes a washing machine and a dryer. Homesite has a lighted shed easily accessible from the large carport. The home’s exterior was painted in 2024. Park amenities include water, trash, and RV storage. Prospective buyers must be approved by Desert Pines prior to offer acceptance. Inquire with Desert Pines Community management for current lot rent and requirements. Home is vacant and. Property is owned by a Washington State licensed real estate broker. Please contact the listing broker for a showing and for information on how to obtain keys, which are located at the home.

Key facts

• Standing shower
• Ample storage
• Double sink vanity

Tags

• AMPLE STORAGE
• DOUBLE SINK VANITY
• STANDING SHOWER
• FRONT AND BACK PATIOS COVERED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $954 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $125,580 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.32% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.00%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (median comp): $76,000
• List price: $138,000
• Delta: 81.58%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Columbia Center Blvd. #72 Blvd #72	0.05mi	2/2.0	1,456 (-2%)	3mo	$43,000	$30	92
312 S Columbia Center Blvd. #56 Blvd #56	0.05mi	2/2.0	1,512 (+2%)	11mo	$118,500	$78	86
312 S Columbia Center Blvd. #95 Blvd #95	0.05mi	3/2.0 (+1)	1,440 (-3%)	2mo	$34,250	$24	85
312 S Columbia Center Blvd #69	0.05mi	3/2.0 (+1)	1,484 (-0%)	9mo	$62,000	$42	84
312 S Columbia Center Blvd., #68 Blvd	0.03mi	3/2.0 (+1)	1,488 (0%)	12mo	$142,000	$95	84
312 S Columbia Center Blvd Unit 21 Blvd #21	0.13mi	3/2.0 (+1)	1,456 (-2%)	11mo	$129,000	$89	76
312 S Columbia Center Blvd. #63 Blvd #63	0.10mi	3/2.0 (+1)	1,404 (-6%)	6mo	$65,500	$47	76
7901 W Clearwater Ave #108	0.09mi	3/2.0 (+1)	1,560 (+5%)	8mo	$91,500	$59	76
312 S Columbia Center Blvd #90	0.09mi	3/2.0 (+1)	1,620 (+9%)	11mo	$110,000	$68	67
312 S Columbia Center Blvd #71 Blvd #71	0.05mi	3/2.0 (+1)	1,296 (-13%)	6mo	$70,000	$54	66
7901 W Clearwater Ave #154 Ave	0.16mi	3/2.0 (+1)	1,296 (-13%)	5mo	$90,000	$69	62
7901 W Clearwater Ave #137	0.24mi	3/2.0 (+1)	1,296 (-13%)	2mo	$102,500	$79	61

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $17,267
• Equity at exit: $20,576

10-year hold

• IRR: 20.5%
• Equity multiple: 2.76×
• Total profit: $67,969
• Equity at exit: $11,932

Cash invested: $38,640 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$724
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $612

Break-even live

Break-even rent $1,047

Max offer price $138,000

Occupancy floor 61%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.24mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$1,925	$1.60	13d	4	0.30mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$1,770	$1.91	13d	13	0.32mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	13d	9	0.57mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$1,875	$1.97	13d	10	0.57mi
6809 W Kennewick Ave Unit C Kennewick, WA	2.0	1.0	1043	$1,250	$1.20	43d	1	0.78mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	43d	1	0.85mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	13d	1	0.85mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$1,906	$1.75	13d	9	0.92mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	43d	1	0.99mi
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	43d	1	1.22mi
33 N Jefferson Pl Unit 110 Kennewick, WA	3.0	2.5	1536	$1,950	$1.27	43d	1	1.37mi
5702 W Kennewick Pl #110 Kennewick, WA	3.0	2.5	1435	$1,695	$1.18	13d	1	1.43mi
100 N Irving Pl Kennewick, WA	1.0–3.0	1.0–1.5	939	$1,488	$1.58	13d	11	1.49mi
100 N Irving Pl Unit K101 Kennewick, WA	3.0	1.5	1120	$1,700	$1.52	44d	1	1.50mi
100 N Irving Pl Unit H101 Kennewick, WA	3.0	1.5	1120	$1,699	$1.52	44d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $138,000 Active 93 DOM
2. 2026-06-17
   days on market $138,000 Active 92 DOM
3. 2026-06-16
   days on market $138,000 Active 91 DOM
4. 2026-06-15
   days on market $138,000 Active 90 DOM
5. 2026-06-14
   days on market $138,000 Active 88 DOM
6. 2026-06-13
   days on market $138,000 Active 87 DOM
7. 2026-06-10
   days on market $138,000 Active 85 DOM
8. 2026-06-09
   days on market $138,000 Active 84 DOM
9. 2026-06-08
   days on market $138,000 Active 83 DOM
10. 2026-06-07
    days on market $138,000 Active 82 DOM
11. 2026-06-05
    days on market $138,000 Active 79 DOM
12. 2026-06-03
    days on market $138,000 Active 78 DOM
13. 2026-06-02
    days on market $138,000 Active 77 DOM
14. 2026-06-01
    days on market $138,000 Active 76 DOM
15. 2026-05-31
    days on market $138,000 Active 75 DOM
16. 2026-05-30
    days on market $138,000 Active 74 DOM
17. 2026-04-27
    price $138,000 1054-char remark

    Show marketing remark (1054 chars)

    MLS# 291357 This completely updated manufactured home is located in the 55+ Desert Pines Community. Desert Pines offers a low-maintenance, worry-free community. This home has been be thoughtfully updated. Updates include the replacement of all plumbing lines, all new plumbing fixtures, new flooring and carpet throughout the home, updated lighting and base trim, refinished doors and cabinets, newly painted interior, new countertops, a new dishwasher, and more! Home includes a washing machine and a dryer. Homesite has a lighted shed easily accessible from the large carport. The home’s exterior was painted in 2024. Park amenities include water, trash, and RV storage. Prospective buyers must be approved by Desert Pines prior to offer acceptance. Inquire with Desert Pines Community management for current lot rent and requirements. Home is vacant and. Property is owned by a Washington State licensed real estate broker. Please contact the listing broker for a showing and for information on how to obtain keys, which are located at the home.

18. 2026-03-18
    listed $148,000 Active 1054-char remark

    Show marketing remark (1054 chars)

    MLS# 291357 This completely updated manufactured home is located in the 55+ Desert Pines Community. Desert Pines offers a low-maintenance, worry-free community. This home has been be thoughtfully updated. Updates include the replacement of all plumbing lines, all new plumbing fixtures, new flooring and carpet throughout the home, updated lighting and base trim, refinished doors and cabinets, newly painted interior, new countertops, a new dishwasher, and more! Home includes a washing machine and a dryer. Homesite has a lighted shed easily accessible from the large carport. The home’s exterior was painted in 2024. Park amenities include water, trash, and RV storage. Prospective buyers must be approved by Desert Pines prior to offer acceptance. Inquire with Desert Pines Community management for current lot rent and requirements. Home is vacant and. Property is owned by a Washington State licensed real estate broker. Please contact the listing broker for a showing and for information on how to obtain keys, which are located at the home.

19. 2019-01-08
    listed $75,000

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$798/yr (+$67/mo · 144.0%)

ⓘ 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 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: $21,860
• − Mortgage interest: −$7,730
• − Property taxes: −$554
• − Insurance: −$690
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$4,015
• Taxable income: $5,373
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $6,051/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

+84.0% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $138,000 PACMLS
• 2026-03-18 Listed $148,000 PACMLS
• 2019-01-08 Listed $75,000 PACMLS

Property tax history

-0.3%/yr

Latest (2026): $554 · -5.7% YoY. Source: county tax records.