366 Aeon Dr · Prosser, WA 99350

$2,100

3 bd · 2.5 ba · 1,200 sqft · SingleFamily · 14 Days on market

Built 2026 2,700 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Cash flow +3.7/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

We do not accept 3rd party applications or viewing requests. 3 Bedroom, 2.5 Bath 1,200 sqft Home in Prosser Welcome home to this beautifully crafted home in Kennewick offering 3 bedrooms, 2.5 bathrooms, and 1,735 sqft of thoughtfully designed living space. The open-concept main floor features durable hard surface flooring, oversized windows that flood the home with natural light, and a cozy gas fireplace that creates the perfect gathering space. The modern kitchen is designed for both everyday living and entertaining with stainless steel appliances, sleek stone countertops, a spacious eat-at island, and a walk-in pantry for extra storage. A convenient half bath is also located on the main

Key facts

• Stone countertops
• Modern kitchen
• Oversized windows

Tags

• OPEN-CONCEPT MAIN FLOOR
• DURABLE HARD SURFACE FLOORING
• OVERSIZED WINDOWS
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• STONE COUNTERTOPS

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Home design: Single-family residence; New construction; Two levels (2 stories)
• Construction: Site-built on owned lot
• Exterior features: Lot approximately 2,700.72 square feet (0.062 acres); Zoned for single family residential; Subdivision: PROSSER

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Interior features: No basement

🏗️ New construction. The $2,100 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $314,400.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $-922 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).

Location & tenants

• Location reads 80/100 on livability (#91 in WA, #1,785 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, amenities D+, employment D.
• Prosser School District (town): math 36% / reading 46% proficiency, ranked #208 of 291 in WA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 231 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 224.6% of price.

Recommended offer $2,100

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.50% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.57%
• DSCR: 0.44
• GRM: 16.6

CMA / ARV

• ARV (on-the-fly): $314,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Brown St	0.55mi	3/2.0	1,192 (-1%)	4mo	$360,000	$302	68
1111 Sherman Ave	0.27mi	3/1.5	1,296 (+8%)	9mo	$360,000	$278	62
1424 Grant Ave	0.34mi	3/1.0	1,192 (-1%)	21mo	$295,000	$247	59
935 Court St	0.56mi	3/2.0	1,288 (+7%)	1mo	$171,000	$133	59
836 Main St	0.41mi	3/1.0	1,118 (-7%)	9mo	$214,900	$192	56
366 Aeon Ave	0.75mi	3/2.5	1,268 (+6%)	1mo	$331,914	$262	55
1825 Highland Dr	0.48mi	3/1.0	1,136 (-5%)	13mo	$259,000	$228	52
941 Florence St	0.70mi	4/1.5 (+1)	1,153 (-4%)	17mo	$317,000	$275	38

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: -39.6%
• Equity multiple: -0.25×
• Total profit: $-109,676
• Equity at exit: $46,878

10-year hold

• IRR: -62.4%
• Equity multiple: -0.94×
• Total profit: $-171,060
• Equity at exit: $27,184

Cash invested: $88,032 (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 99350

• Home prices YoY: -31.6%
• Active inventory: 231
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$1,649
• Tax est. 1.5%: −$393 /mo · $4,716/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-922

Break-even live

Break-even rent $2,750

Max offer price $180,916

Occupancy floor —

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: $78,600
• Closing costs: $9,432
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $2,100 Active 14 DOM
2. 2026-06-17
   days on market $2,100 Active 13 DOM
3. 2026-06-16
   days on market $2,100 Active 12 DOM
4. 2026-06-15
   days on market $2,100 Active 11 DOM
5. 2026-06-15
   days on market $2,100 Active 10 DOM
6. 2026-06-13
   days on market $2,100 Active 9 DOM
7. 2026-06-12
   days on market $2,100 Active 8 DOM
8. 2026-06-09
   days on market $2,100 Active 5 DOM
9. 2026-06-08
   days on market $2,100 Active 4 DOM
10. 2026-06-08
    days on market $2,100 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $2,100 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,991
• − Mortgage interest: −$17,611
• − Property taxes: −$4,716
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$9,146
• Taxable loss: −$17,093
• Est. tax savings @ 24.0%: +$4,102
• After-tax cash flow: $-6,967/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: Prosser School District
• NCES district ID: 5306900
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $52,089
• Composite: 37.89/100
• National rank: #8699
• State rank: #208 of 291 in WA

Livability — Prosser

• Score: 80/100
• State rank: #91
• US rank: #1785

Category grades

Amenities D+ Commute A+ Cost of living A Crime B- Employment D Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prosser, WA
• Population (ZIP): 14,278

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

• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 3% Iranian 3% Slovak 2%
• Foreign-born: 15% · Canada
• Languages at home: 64% English-only · Spanish 34% Other Asian/Pacific 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: ▼ -118.73%
• Current HPI: 256.9999
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-04 Listed $2,100 PACMLS