7901 W Clearwater #124 Ave #124 · Kennewick, WA 99336

$95,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 45 Days on market

Built 1985 $63/sqft · 78% below area

---

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 +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

Welcome home to 7901 W. Clearwater, Space #124! This beautiful Kennewick manufactured home on rented land is just what you’ve been looking for with 3 bedrooms, 2 baths and 1500 square feet, located in a 55 and older community. You’ll love the spacious kitchen with great storage and large dining area. The master bedroom boasts a large master bath suite with a soaker tub. Outside you’ll find a covered patio, garden shed, and easy maintenance yard. Conveniently located near shopping, restaurants, and more. You don’t want to miss this home. Come see it today!

Key facts

• Open-concept kitchen
• Modern finishes
• Fresh exterior paint

Tags

• FRESH EXTERIOR PAINT
• OPEN-CONCEPT KITCHEN
• MODERN FINISHES
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Homeowners association; Located in GREENBRIER VILLAGE

Exterior

• Parking: Carport
• Utilities: Public water; Electric on property; Sewer connected
• Home design: Single-family residence (site built on rented lot); Double wide; One story; New construction; Slab foundation; Composition roof; Facing paved road
• Construction: Built as double wide mobile home; Slab foundation; Composition roof
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Cooktop; Range; Dishwasher
• Bedrooms: Master bedroom located downstairs
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Kitchen island; Laminate countertops; Master bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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: 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: Rents rising (+3.4%/yr); 286 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $657 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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.
• Current owner paid $30k; list at $95k implies a 217% gain — meaningful room to come down on a strong offer.

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 $92,150 (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. 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: 2.28% ✓
• Cap rate: 20.91%
• Cash-on-cash: 52.22%
• DSCR: 3.32
• GRM: 3.6

CMA / ARV

• ARV (median comp): $432,855
• List price: $95,000
• Delta: -78.05%
• 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
312 S Columbia Center Blvd. #95 Blvd #95	0.12mi	3/2.0	1,440 (-5%)	2mo	$34,250	$24	84
7901 W Clearwater Ave #108	0.10mi	3/2.0	1,560 (+3%)	8mo	$91,500	$59	83
312 S Columbia Center Blvd #69	0.19mi	3/2.0	1,484 (-2%)	9mo	$62,000	$42	80
312 S Columbia Center Blvd. #72 Blvd #72	0.16mi	2/2.0 (-1)	1,456 (-4%)	3mo	$43,000	$30	79
312 S Columbia Center Blvd. #56 Blvd #56	0.21mi	2/2.0 (-1)	1,512 (0%)	11mo	$118,500	$78	76
312 S Columbia Center Blvd Unit 21 Blvd #21	0.28mi	3/2.0	1,456 (-4%)	11mo	$129,000	$89	71
7901 W Clearwater Ave #154 Ave	0.02mi	3/2.0	1,296 (-14%)	5mo	$90,000	$69	71
312 S Columbia Center Blvd. #63 Blvd #63	0.26mi	3/2.0	1,404 (-7%)	6mo	$65,500	$47	71
312 S Columbia Center Blvd #90	0.18mi	3/2.0	1,620 (+7%)	11mo	$110,000	$68	71
7901 W Clearwater Ave #137	0.14mi	3/2.0	1,296 (-14%)	2mo	$102,500	$79	68
312 S Columbia Center Blvd. #89 Blvd #89	0.18mi	3/2.0	1,716 (+14%)	3mo	$75,000	$44	67
312 S Columbia Center Blvd #71 Blvd #71	0.17mi	3/2.0	1,296 (-14%)	6mo	$70,000	$54	63

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: 50.6%
• Equity multiple: 3.22×
• Total profit: $59,151
• Equity at exit: $14,165

10-year hold

• IRR: 56.1%
• Equity multiple: 6.63×
• Total profit: $149,853
• Equity at exit: $8,214

Cash invested: $26,600 (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: $2,170 high
• Mortgage (P&I): −$498
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,157

Break-even live

Break-even rent $705

Max offer price $95,000

Occupancy floor 42%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	13d	4	0.25mi
7803 W Deschutes Ave Kennewick, WA	1.0–3.0	1.0–2.0	925	$2,010	$2.17	13d	13	0.37mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	13d	10	0.60mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	13d	9	0.63mi
8831 W Entiat Ave Kennewick, WA	3.0	2.0	1232	$1,995	$1.62	43d	1	0.70mi
725 N Center Pkwy Kennewick, WA	1.0–3.0	1.0–2.0	1086	$2,195	$2.02	13d	9	0.85mi
1080 N Montana St Kennewick, WA	3.0	2.0	1842	$2,600	$1.41	43d	1	0.91mi
867 S Zeelar St Kennewick, WA	4.0	2.5	1968	$2,495	$1.27	43d	1	1.04mi
883 S Zeelar St Kennewick, WA	3.0	2.5	1735	$2,395	$1.38	43d	1	1.04mi
24 S Quay St Unit 3 Kennewick, WA	3.0	1.5	1128	$1,625	$1.44	13d	1	1.04mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 45 DOM
2. 2026-06-17
   days on market $95,000 Active 44 DOM
3. 2026-06-16
   days on market $95,000 Active 43 DOM
4. 2026-06-15
   days on market $95,000 Active 42 DOM
5. 2026-06-14
   days on market $95,000 Active 40 DOM
6. 2026-06-13
   days on market $95,000 Active 39 DOM
7. 2026-06-10
   days on market $95,000 Active 37 DOM
8. 2026-06-09
   days on market $95,000 Active 36 DOM
9. 2026-06-08
   days on market $95,000 Active 35 DOM
10. 2026-06-07
    days on market $95,000 Active 34 DOM
11. 2026-06-05
    days on market $95,000 Active 31 DOM
12. 2026-06-03
    pricedays on market $95,000 Active 30 DOM
13. 2026-06-02
    days on market $99,900 Active 29 DOM
14. 2026-06-01
    days on market $99,900 Active 28 DOM
15. 2026-05-31
    days on market $99,900 Active 27 DOM
16. 2026-05-30
    days on market $99,900 Active 26 DOM
17. 2026-05-04
    listed $99,900 Active 1469-char remark
18. 2026-01-31
    price $104,500
19. 2025-11-21
    price $107,500
20. 2019-02-01
    soldstatus $30,000

    Show marketing remark (585 chars)

    Welcome home to 7901 W. Clearwater, Space #124! This beautiful Kennewick manufactured home on rented land is just what you’ve been looking for with 3 bedrooms, 2 baths and 1500 square feet, located in a 55 and older community. You’ll love the spacious kitchen with great storage and large dining area. The master bedroom boasts a large master bath suite with a soaker tub. Outside you’ll find a covered patio, garden shed, and easy maintenance yard. Conveniently located near shopping, restaurants, and more. You don’t want to miss this home. Come see it today!

21. 2018-11-29
    listed $40,000

    Show marketing remark (585 chars)

    Welcome home to 7901 W. Clearwater, Space #124! This beautiful Kennewick manufactured home on rented land is just what you’ve been looking for with 3 bedrooms, 2 baths and 1500 square feet, located in a 55 and older community. You’ll love the spacious kitchen with great storage and large dining area. The master bedroom boasts a large master bath suite with a soaker tub. Outside you’ll find a covered patio, garden shed, and easy maintenance yard. Conveniently located near shopping, restaurants, and more. You don’t want to miss this home. Come see it today!

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$698/yr (+$58/mo · 299.7%)

ⓘ 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: $26,045
• − Mortgage interest: −$5,321
• − Property taxes: −$233
• − Insurance: −$475
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$2,764
• Taxable income: $13,085
• Est. tax owed @ 24.0%: −$3,140
• After-tax cash flow: $10,749/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

+137.5% since first listed

6 events — show timeline

• 2026-06-03 Price Changed $95,000 PACMLS
• 2026-05-04 Listed $99,900 PACMLS
• 2026-01-31 Price Changed $104,500 PACMLS
• 2025-11-21 Price Changed $107,500 PACMLS
• 2019-02-01 Sold (MLS) $30,000 PACMLS
• 2018-11-29 Listed $40,000 PACMLS

Property tax history

+44.5%/yr

Latest (2026): $233 · -5.7% YoY. Source: county tax records.