5854 W 41st Ave · Kennewick, WA 99338

$1,675

2 bd · 2.0 ba · 900 sqft · SingleFamily · 34 Days on market

Built 2025 5,662 sqft lot $2/sqft · 100% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

For Rent: MLS#292691 Newer 2 Br, 2 Bath, approx. 900 sq ft of living space with washer & dryer included, easy care landscaping with an extra car pad. Close to Southridge High School, and Highway 395 access, close to shopping and amenities. Come check this unit out today, you won't be disappointed. Small pet with owner approval with pet rent/dep, no smoking please. Renter's liability insurance required. Please contact us for our screening link for applications. Move in fees may include, but may not be limited to first month's rent, security dep equal to rent. Tenants 18 and over shall apply through SVN's 3rd party screening company AcraNet. Landlord will not accept a comprehensive reus

Key facts

• 5,662 sq ft lot
• Built 2025
• Listed 33 days

🏷️ Possibly a rental listed for sale. The $1,675 price doesn't fit this home's estimated sale value (~$396,012) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 1056.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $11 of loan paydown is wiped out by about $50 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 $469 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,624 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 111.62% ✓
• Cap rate: 1056.18%
• Cash-on-cash: 3749.61%
• DSCR: 167.84
• GRM: 0.1

CMA / ARV

• ARV (median comp): $396,012
• List price: $1,675
• Delta: -99.58%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 199.49×
• Total profit: $93,093
• Equity at exit: $250

10-year hold

• IRR: —
• Equity multiple: 430.35×
• Total profit: $201,365
• Equity at exit: $145

Cash invested: $469 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $25/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,465

Break-even live

Break-even rent $15

Max offer price $1,675

Occupancy floor 17%

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: $419
• Closing costs: $50
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3731 S Quay St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	14d	1	0.50mi
3715 S Quay St Kennewick, WA	2.0	1.0	880	$1,850	$2.10	44d	1	0.50mi
3707 S Quay St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	21d	1	0.51mi
3683 S Quay St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	14d	1	0.51mi
3697 S Roosevelt St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	44d	1	0.53mi
3689 S Roosevelt St Kennewick, WA	2.0	1.0	880	$1,750	$1.99	14d	1	0.54mi
5651 W 36th Pl Kennewick, WA	2.0–3.0	2.0–2.5	1559	$2,314	$1.48	14d	15	0.55mi
6628 W 36th Pl Kennewick, WA	3.0	2.0	1064	$1,995	$1.88	14d	1	0.56mi
5207 W Hildebrand Blvd Kennewick, WA	2.0	1.0	656	$2,380	$3.63	44d	17	0.70mi
3674 S Quay St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	44d	1	0.80mi

Listing history 9 events

1. 2026-06-08
   days on market $1,675 Active 34 DOM
2. 2026-06-07
   days on market $1,675 Active 33 DOM
3. 2026-06-05
   days on market $1,675 Active 30 DOM
4. 2026-06-03
   days on market $1,675 Active 29 DOM
5. 2026-06-02
   days on market $1,675 Active 28 DOM
6. 2026-06-01
   days on market $1,675 Active 27 DOM
7. 2026-05-31
   days on market $1,675 Active 26 DOM
8. 2026-05-30
   days on market $1,675 Active 25 DOM
9. 2026-05-05
   listed $1,675 Active 749-char remark

ⓘ 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: $22,436
• − Mortgage interest: −$94
• − Property taxes: −$25
• − Insurance: −$8
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$49
• Taxable income: $18,670
• Est. tax owed @ 24.0%: −$4,481
• After-tax cash flow: $13,105/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