825 S Elm St · Kennewick, WA 99336

$1,695

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 45 Days on market

Built 1995 3,049 sqft lot $1/sqft · 99% 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 +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

We do not accept 3rd party applications or viewing requests. 3 Bedrooms, 2.5 Bath 1295 sqft Home in Kennewick Enjoy fresh updates and comfortable living in this inviting 3-bedroom, 2.5-bath home offering 1,295 sqft of functional space and natural light throughout. Newly painted interiors create a clean, modern feel, while oversized windows brighten the open living areas. The kitchen is designed for convenience with a breakfast bar, generous cabinet storage, and plenty of counterspace for cooking. A convenient half bath is located on the main floor, and the primary bedroom features a spacious walk-in closet for added storage. Outside, you’ll find a fully fenced backyard plus a 1-car g

Key facts

• Walk-in closet
• Oversized windows
• Breakfast bar

Tags

• OVERSIZED WINDOWS
• BREAKFAST BAR
• GENEROUS CABINET STORAGE
• PLENTY OF COUNTERSPACE
• HALF BATH ON MAIN FLOOR
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: One total parking space; One covered space; One-car garage
• Home design: Single family residence; Site-built on owned lot; Two-story home; New construction
• Construction: Built as new construction
• Exterior features: Lot approximately 3,049 sq ft (0.07 acres); Zoned for single-family residential; Subdivision: PARKER BROTHERS

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $1,695 price doesn't fit this home's estimated sale value (~$311,881) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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 950.9% 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: Eastgate Elementary School (494 students, 85% FRL); Park Middle School (692 students, 89% FRL); Kennewick High School (1,785 students, 69% FRL) — zoned schools average 81% FRL vs 48% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 292 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 33% 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 $11 of loan paydown is wiped out by about $51 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 $475 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $1,644 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 100.52% ✓
• Cap rate: 950.92%
• Cash-on-cash: 3373.65%
• DSCR: 151.11
• GRM: 0.1

CMA / ARV

• ARV (median comp): $311,881
• List price: $1,695
• Delta: -99.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 S Elm St	0.01mi	3/2.5	1,250 (0%)	5mo	$319,998	$256	94
620 E 7th Ave	0.20mi	3/2.0	1,320 (+6%)	5mo	$325,000	$246	77
736 E 5th Ave	0.28mi	3/2.0	1,225 (-2%)	10mo	$314,000	$256	75
218 E 8th Pl	0.13mi	3/2.0	1,416 (+13%)	1mo	$246,000	$174	71
451 E 15th Pl	0.35mi	3/2.0	1,144 (-8%)	7mo	$350,000	$306	64
205 E 15th Ave	0.39mi	3/1.0	1,183 (-5%)	7mo	$306,000	$259	63
1111 E 6th Ave	0.47mi	3/2.0	1,326 (+6%)	8mo	$349,000	$263	61
1401 E 6th Ave	0.59mi	3/2.0	1,352 (+8%)	8mo	$324,900	$240	52
2183 S Elm Pl	0.66mi	3/2.0	1,363 (+9%)	5mo	$394,900	$290	50
21 E 2nd Ave	0.59mi	2/1.0 (-1)	1,204 (-4%)	10mo	$255,000	$212	48
305 W 10th Ave	0.57mi	3/1.0	1,369 (+10%)	8mo	$312,000	$228	47
2150 S Elm Pl	0.67mi	4/2.0 (+1)	1,435 (+15%)	1mo	$412,900	$288	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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 180.95×
• Total profit: $85,403
• Equity at exit: $253

10-year hold

• IRR: —
• Equity multiple: 394.33×
• Total profit: $186,675
• Equity at exit: $147

Cash invested: $475 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $25/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $1,334

Break-even live

Break-even rent $15

Max offer price $1,695

Occupancy floor 17%

Sensitivity live

Price	-10% $1,335	-5% $1,335	+0% $1,334	+5% $1,334	+10% $1,333
Rent	-10% $1,200	-5% $1,267	+0% $1,334	+5% $1,402	+10% $1,469
Rate	-1.0pp $1,335	-0.5pp $1,335	base $1,334	+0.5pp $1,334	+1.0pp $1,333

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: $424
• Closing costs: $51
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 E 10th Ave Lot 10 Kennewick, WA	3.0	1.0	924	$1,425	$1.54	45d	1	0.12mi
402 E 10th Ave Kennewick, WA	3.0	1.0	924	$1,495	$1.62	45d	1	0.12mi
212 N Elm St Kennewick, WA	1.0–3.0	1.5–3.5	1782	$4,705	$2.64	15d	19	0.84mi
705 S Ione St Kennewick, WA	3.0	1.5	1056	$2,000	$1.89	15d	1	0.96mi
919 E 27th Ave Kennewick, WA	2.0	1.0	900	$1,195	$1.33	45d	1	1.09mi
1114 W 10th Ave Kennewick, WA	3.0	1.0–2.0	829	$1,551	$1.87	15d	41	1.14mi
1000 W 5th Ave Kennewick, WA	3.0–4.0	2.0	1157	$1,371	$1.18	15d	4	1.15mi
1110 S Newport St Unit 1110ne B Kennewick, WA	2.0	2.0	995	$1,300	$1.31	45d	1	1.28mi
505 S Olympia St Unit 1326 K3 Kennewick, WA	3.0	1.0	945	$1,650	$1.75	22d	1	1.29mi
505 S Olympia St Apt H1 Kennewick, WA	3.0	1.0	890	$1,675	$1.88	45d	1	1.29mi
425 S Olympia St Kennewick, WA	2.0	1.0–2.0	1000	$1,335	$1.33	15d	9	1.33mi
911 W Entiat Ave Kennewick, WA	2.0–3.0	2.5	1392	$1,999	$1.44	22d	5	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $1,695 Active 45 DOM
2. 2026-06-18
   days on market $1,695 Active 42 DOM
3. 2026-06-17
   days on market $1,695 Active 41 DOM
4. 2026-06-16
   days on market $1,695 Active 40 DOM
5. 2026-06-15
   days on market $1,695 Active 39 DOM
6. 2026-06-14
   days on market $1,695 Active 37 DOM
7. 2026-06-13
   days on market $1,695 Active 36 DOM
8. 2026-06-10
   days on market $1,695 Active 34 DOM
9. 2026-06-09
   days on market $1,695 Active 33 DOM
10. 2026-06-08
    days on market $1,695 Active 32 DOM
11. 2026-06-07
    days on market $1,695 Active 31 DOM
12. 2026-06-05
    days on market $1,695 Active 28 DOM
13. 2026-06-03
    days on market $1,695 Active 27 DOM
14. 2026-06-02
    days on market $1,695 Active 26 DOM
15. 2026-06-01
    days on market $1,695 Active 25 DOM
16. 2026-05-31
    days on market $1,695 Active 24 DOM
17. 2026-05-30
    days on market $1,695 Active 23 DOM
18. 2026-05-10
    historical $1,695
19. 2026-05-08
    listed $1,695
20. 2026-05-07
    listed $1,695 Active 1527-char remark

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,445
• − Mortgage interest: −$95
• − Property taxes: −$25
• − Insurance: −$8
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$49
• Taxable income: $16,996
• Est. tax owed @ 24.0%: −$4,079
• After-tax cash flow: $11,932/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

+0.0% since first listed

3 events — show timeline

• 2026-05-10 Rental Removed $1,695 APPFOLIO
• 2026-05-08 Listed for Rent $1,695 APPFOLIO
• 2026-05-07 Listed $1,695 PACMLS

Property tax history

+6.2%/yr

Latest (2026): $2,436 · +5.9% YoY. Source: county tax records.