7901 W Clearwater Ave #168 · Kennewick, WA 99336

$85,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 86 Days on market

Built 1975 $51/sqft · 6% below area Est $90k · 6% under ↓ 19% since listing

---

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 +10.0/15.0
• 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

FINANCING AVAILABLE!! Contact listing agent for details. Welcome to your new home nestled in the desirable GreenbrierSenior Living Community! This charming manufactured home offers comfort, convenience, and a prime location tailored for senior living. Enjoy the added privacy and space of a corner lot, providing a peaceful retreat in a senior living community. Step inside to discover a spacious living area perfect for relaxing or entertaining guests. Retreat to the cozy bedrooms for a peaceful night’s sleep, each offering comfort and tranquility. Greenbrier’s conveniently located near shopping, dining, medical facilities, and major transportation routes, making it easy to access essential services and stay connected with loved ones. Don’t miss out on the opportunity to make this charming manufactured home yours! Schedule a viewing today. Seller is related to Listing Broker who is a licensed Real Estate Sales Person in the State of Washington.

Key facts

• Spacious living area
• Corner lot
• Conveniently located

Tags

• CORNER LOT
• SPACIOUS LIVING AREA
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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: 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.
• Zoned schools: Ridge View Elementary School (334 students, 38% FRL); Desert Hills Middle School (889 students, 29% FRL); Kamiakin High School (1,884 students, 43% FRL).
• Market conditions: Rents rising (+3.4%/yr); 292 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 42% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1975 — 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: 2.56% ✓
• Cap rate: 23.45%
• Cash-on-cash: 61.27%
• DSCR: 3.73
• GRM: 3.3

CMA / ARV

• ARV (median comp): $90,000
• List price: $85,000
• Delta: -5.56%
• Verdict: FAIR
• Comps: 19 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. #89 Blvd #89	0.16mi	3/2.0	1,716 (+2%)	3mo	$75,000	$44	87
312 S Columbia Center Blvd #90	0.15mi	3/2.0	1,620 (-4%)	11mo	$110,000	$68	78
7901 W Clearwater Ave #108	0.09mi	3/2.0	1,560 (-7%)	8mo	$91,500	$59	77
312 S Columbia Center Blvd #79	0.19mi	3/2.0	1,809 (+8%)	2mo	$76,000	$42	77
7901 W Clearwater Ave #201	0.11mi	3/2.0	1,512 (-10%)	12mo	$119,000	$79	68
312 S Columbia Center Blvd. #95 Blvd #95	0.14mi	3/2.0	1,440 (-14%)	2mo	$34,250	$24	68
312 S Columbia Center Blvd #69	0.20mi	3/2.0	1,484 (-12%)	9mo	$62,000	$42	63
312 S Columbia Center Blvd. #72 Blvd #72	0.16mi	2/2.0 (-1)	1,456 (-13%)	3mo	$43,000	$30	63
312 S Columbia Center Blvd., #68 Blvd	0.20mi	3/2.0	1,488 (-11%)	12mo	$142,000	$95	62
312 S Columbia Center Blvd #52	0.27mi	3/2.0	1,512 (-10%)	12mo	$65,000	$43	61
312 S Columbia Center Blvd. #56 Blvd #56	0.22mi	2/2.0 (-1)	1,512 (-10%)	11mo	$118,500	$78	59
312 S Columbia Center Blvd Unit 21 Blvd #21	0.31mi	3/2.0	1,456 (-13%)	11mo	$129,000	$89	54

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: 60.5%
• Equity multiple: 3.71×
• Total profit: $64,459
• Equity at exit: $12,674

10-year hold

• IRR: 65.3%
• Equity multiple: 7.69×
• Total profit: $159,247
• Equity at exit: $7,349

Cash invested: $23,800 (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: 292
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$446
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,215

Break-even live

Break-even rent $634

Max offer price $85,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,263	-5% $1,239	+0% $1,215	+5% $1,191	+10% $1,167
Rent	-10% $1,044	-5% $1,129	+0% $1,215	+5% $1,301	+10% $1,387
Rate	-1.0pp $1,258	-0.5pp $1,237	base $1,215	+0.5pp $1,193	+1.0pp $1,171

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	15d	13	0.31mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	15d	4	0.32mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	45d	1	0.65mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	15d	10	0.67mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	15d	9	0.69mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	15d	9	0.78mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	45d	1	0.84mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	15d	1	1.04mi
867 S Zeelar St Kennewick, WA	4.0	2.5	1968	$2,495	$1.27	45d	1	1.07mi
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	45d	1	1.07mi

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 86 DOM
2. 2026-06-18
   days on market $85,000 Active 83 DOM
3. 2026-06-17
   days on market $85,000 Active 82 DOM
4. 2026-06-16
   days on market $85,000 Active 81 DOM
5. 2026-06-15
   days on market $85,000 Active 80 DOM
6. 2026-06-14
   days on market $85,000 Active 78 DOM
7. 2026-06-13
   days on market $85,000 Active 77 DOM
8. 2026-06-10
   pricedays on market $85,000 Active 75 DOM
9. 2026-06-09
   days on market $89,000 Active 74 DOM
10. 2026-06-08
    days on market $89,000 Active 73 DOM
11. 2026-06-07
    days on market $89,000 Active 72 DOM
12. 2026-06-05
    days on market $89,000 Active 69 DOM
13. 2026-06-03
    days on market $89,000 Active 68 DOM
14. 2026-06-02
    days on market $89,000 Active 67 DOM
15. 2026-06-01
    days on market $89,000 Active 66 DOM
16. 2026-05-31
    days on market $89,000 Active 65 DOM
17. 2026-05-30
    days on market $89,000 Active 64 DOM
18. 2026-03-27
    listed $89,000 Active 973-char remark

    Show marketing remark (973 chars)

    FINANCING AVAILABLE!! Contact listing agent for details. Welcome to your new home nestled in the desirable GreenbrierSenior Living Community! This charming manufactured home offers comfort, convenience, and a prime location tailored for senior living. Enjoy the added privacy and space of a corner lot, providing a peaceful retreat in a senior living community. Step inside to discover a spacious living area perfect for relaxing or entertaining guests. Retreat to the cozy bedrooms for a peaceful night’s sleep, each offering comfort and tranquility. Greenbrier’s conveniently located near shopping, dining, medical facilities, and major transportation routes, making it easy to access essential services and stay connected with loved ones. Don’t miss out on the opportunity to make this charming manufactured home yours! Schedule a viewing today. Seller is related to Listing Broker who is a licensed Real Estate Sales Person in the State of Washington.

19. 2025-06-30
    price $89,000
20. 2025-05-20
    price $99,000
21. 2025-03-11
    price $105,000
22. 2024-09-17
    price $110,000

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $833 · $69/mo
• Expected delta: +$595/yr (+$50/mo · 249.4%)

ⓘ 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 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: $26,069
• − Mortgage interest: −$4,761
• − Property taxes: −$238
• − Insurance: −$425
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$2,473
• Taxable income: $14,001
• Est. tax owed @ 24.0%: −$3,360
• After-tax cash flow: $11,222/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

-19.1% since first listed

5 events — show timeline

• 2026-03-27 Listed $89,000 PACMLS
• 2025-06-30 Price Changed $89,000 PACMLS
• 2025-05-20 Price Changed $99,000 PACMLS
• 2025-03-11 Price Changed $105,000 PACMLS
• 2024-09-17 Price Changed $110,000 PACMLS

Property tax history

+51.3%/yr

Latest (2026): $238 · -5.7% YoY. Source: county tax records.