2105 N Steptoe St #168 · Kennewick, WA 99336

$66,900

2 bd · 1.0 ba · 996 sqft · Manufactured public records · 40 Days on market

Built 1979 $67/sqft · 70% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 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# 282369 Two bedroom, One bath, MFH built in 1979. The home has 924 square feet and is located off of Steptoe in Santiago Sunset Estate Mobile Home Park. The park has a community pool. The lot rent is $725. All buyers would have to be approved by the park. Note that the Park is requiring some work to be done on the exterior and ground prior to closing this includes but not limited painting the exterior of the house. See your favorite real estate agent for a list of items to be taken care of. The home has had water damage and is being sold AS IS.

Key facts

• Spacious yard
• New outdoor porch
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW OUTDOOR PORCH
• NEWLY INSTALLED WOOD FENCE
• SPACIOUS YARD

Property features AI

Finance

• Financial info: Annual tax: $123.14

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Home design: Manufactured home; Single-level (1 story); New construction
• Construction: Built as a manufactured home
• Exterior features: Located in a mobile home park (Kennewick Park)

Interior

• Bathrooms: 1 full bathroom
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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.
• Richland School District (urban): math 52% / reading 64% proficiency, ranked #61 of 291 in WA (top 21%) — 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $463 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $67k implies a 332% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,893 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.33% ✓
• Cap rate: 20.09%
• Cash-on-cash: 49.26%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $203,750
• List price: $66,900
• Delta: -67.17%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 N Steptoe #80 St	0.12mi	2/2.0	924 (-7%)	0mo	$77,000	$83	78
2105 N Steptoe St Unit 50 St #50	0.20mi	2/2.0	944 (-5%)	3mo	$112,500	$119	76
2105 N Steptoe St #99	0.11mi	2/2.0	924 (-7%)	17mo	$54,900	$59	65
2105 N Steptoe St Unit 153 St #153	0.14mi	2/1.0	924 (-7%)	23mo	$78,000	$84	62
9115 W Arrowhead Ave	0.17mi	3/2.0 (+1)	1,080 (+8%)	15mo	$1,595	$1	56
8433 W Canyon Ave	0.66mi	3/2.0 (+1)	1,100 (+10%)	4mo	$295,000	$268	40

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: 47.3%
• Equity multiple: 3.07×
• Total profit: $38,770
• Equity at exit: $9,975

10-year hold

• IRR: 53.2%
• Equity multiple: 6.31×
• Total profit: $99,457
• Equity at exit: $5,784

Cash invested: $18,732 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,004/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $769

Break-even live

Break-even rent $585

Max offer price $66,900

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
785 Canyon St Unit 207 Richland, WA	2.0	2.0	1100	$1,500	$1.36	43d	1	0.28mi
785 Canyon St Unit 106 Richland, WA	2.0	2.0	1100	$1,600	$1.45	43d	1	0.28mi
1950 Bellerive Dr Richland, WA	2.0	1.0	710	$1,058	$1.49	13d	5	0.35mi
250 Gage Blvd Richland, WA	1.0–3.0	1.0–2.0	1012	$1,728	$1.71	13d	10	0.40mi
303 Gage Blvd Richland, WA	2.0	2.0	1034	$1,625	$1.57	13d	1	0.52mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$1,906	$1.75	13d	9	1.00mi
1529 Columbia Park Trl Richland, WA	1.0–2.0	1.0–2.0	992	$1,870	$1.89	13d	6	1.11mi
1775 Columbia Park Trl Richland, WA	2.0	1.0	943	$1,602	$1.70	13d	3	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $66,900 Active 40 DOM
2. 2026-06-17
   days on market $66,900 Active 39 DOM
3. 2026-06-16
   days on market $66,900 Active 38 DOM
4. 2026-06-15
   days on market $66,900 Active 37 DOM
5. 2026-06-14
   days on market $66,900 Active 35 DOM
6. 2026-06-13
   days on market $66,900 Active 34 DOM
7. 2026-06-10
   days on market $66,900 Active 32 DOM
8. 2026-06-09
   days on market $66,900 Active 31 DOM
9. 2026-06-08
   days on market $66,900 Active 30 DOM
10. 2026-06-07
    pricedays on market $66,900 Active 29 DOM
11. 2026-06-05
    days on market $79,900 Active 26 DOM
12. 2026-06-03
    days on market $79,900 Active 25 DOM
13. 2026-06-02
    days on market $79,900 Active 24 DOM
14. 2026-06-01
    days on market $79,900 Active 23 DOM
15. 2026-05-31
    days on market $79,900 Active 22 DOM
16. 2026-05-30
    days on market $79,900 Active 21 DOM
17. 2026-05-09
    listed $79,900 Active 518-char remark
18. 2025-04-10
    soldstatus $15,500 Closed 556-char remark

    Show marketing remark (556 chars)

    MLS# 282369 Two bedroom, One bath, MFH built in 1979. The home has 924 square feet and is located off of Steptoe in Santiago Sunset Estate Mobile Home Park. The park has a community pool. The lot rent is $725. All buyers would have to be approved by the park. Note that the Park is requiring some work to be done on the exterior and ground prior to closing this includes but not limited painting the exterior of the house. See your favorite real estate agent for a list of items to be taken care of. The home has had water damage and is being sold AS IS.

19. 2025-03-18
    status Pending 556-char remark

    Show marketing remark (556 chars)

    MLS# 282369 Two bedroom, One bath, MFH built in 1979. The home has 924 square feet and is located off of Steptoe in Santiago Sunset Estate Mobile Home Park. The park has a community pool. The lot rent is $725. All buyers would have to be approved by the park. Note that the Park is requiring some work to be done on the exterior and ground prior to closing this includes but not limited painting the exterior of the house. See your favorite real estate agent for a list of items to be taken care of. The home has had water damage and is being sold AS IS.

20. 2025-03-14
    listed $14,900 Active 556-char remark

    Show marketing remark (556 chars)

    MLS# 282369 Two bedroom, One bath, MFH built in 1979. The home has 924 square feet and is located off of Steptoe in Santiago Sunset Estate Mobile Home Park. The park has a community pool. The lot rent is $725. All buyers would have to be approved by the park. Note that the Park is requiring some work to be done on the exterior and ground prior to closing this includes but not limited painting the exterior of the house. See your favorite real estate agent for a list of items to be taken care of. The home has had water damage and is being sold AS IS.

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 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: $18,703
• − Mortgage interest: −$3,747
• − Property taxes: −$1,004
• − Insurance: −$334
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$1,946
• Taxable income: $8,679
• Est. tax owed @ 24.0%: −$2,083
• After-tax cash flow: $7,144/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: Richland School District
• NCES district ID: 5307320
• Math proficiency: 52% ▬ 0.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $70,475
• Composite: 53.04/100
• National rank: #3244
• State rank: #61 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

+349.0% since first listed

5 events — show timeline

• 2026-06-06 Price Changed $66,900 PACMLS
• 2026-05-09 Listed $79,900 PACMLS
• 2025-04-10 Sold (MLS) $15,500 PACMLS
• 2025-03-18 Pending — PACMLS
• 2025-03-14 Listed $14,900 PACMLS

Property tax history

+1.7%/yr

Latest (2026): $129 · +4.5% YoY. Source: county tax records.