7257 W 26th Ave · Kennewick, WA 99338

$2,650

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 16 Days on market

Built 2024 7,405 sqft lot $2/sqft · 99% below area ↓ 9% since listing

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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 MLS

MLS# 281695 Brand new Hayden Home for lease with a panoramic view. Never been lived in and includes all appliances and yard care. Home has double walk-in closets and sinks in the vaulted primary suite, a split bedroom design with another bath and two other bedrooms. The vaulted great room is open to the island kitchen with undercabinet lighting, quartz countertops and large pantry. There is a huge covered patio. Central heating and cooling - high energy efficiency home. The two car garage is oversized with extra length and a garage door opener. No smoking and no pets. - Rent $2,400/month- 6 month minimum lease - Security deposit $1000-All utilities are tenant responsibility, except for lawn care. -All adults must Apply and pay credit check fee- 25% of the security deposit is due once approved- Rental Insurance required at move in. This property is not available for tenants with a move in date more than 30 days from date available, no smoking, only up to two <40lb dogs or 1 cat with a $300 deposit per pet and $50 pet rent per month/per pet, an income less than 2.5x rent, or any unmet property requirements. Owner managed property.

Key facts

• Panoramic view
• Split bedroom design
• Vaulted great room

Tags

• PANORAMIC VIEW
• DOUBLE WALK-IN CLOSETS
• VAULTED PRIMARY SUITE
• SPLIT BEDROOM DESIGN
• VAULTED GREAT ROOM
• ISLAND KITCHEN

🏷️ Possibly a rental listed for sale. The $2,650 price doesn't fit this home's estimated sale value (~$424,940) 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 $3k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Recommended offer: $3k (1.5% below list) — sets the bar for market timing.
• Cap rate 784.4% 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: 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $18 of loan paydown is wiped out by about $80 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 $742 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($3k) is reasonable based on typical stale-listing flexibility.

Recommended offer $2,610 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 82.95% ✓
• Cap rate: 784.38%
• Cash-on-cash: 2778.88%
• DSCR: 124.64
• GRM: 0.1

CMA / ARV

• ARV (median comp): $424,940
• List price: $2,650
• Delta: -99.38%
• 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
7199 W 29th Pl	0.19mi	3/2.0	1,381 (-2%)	2mo	$450,787	$326	86
6578 W 28th Ave	0.20mi	3/2.0	1,334 (-6%)	1mo	$406,217	$305	81
7178 W 24th Ave	0.39mi	3/2.0	1,408 (-0%)	1mo	$389,990	$277	80
2840 S Roosevelt St	0.41mi	3/2.0	1,403 (-1%)	1mo	$449,850	$321	79
7356 W 26th Ave	0.07mi	3/2.0	1,574 (+12%)	1mo	$439,900	$279	76
7369 W 25th Ave	0.10mi	3/2.0	1,574 (+12%)	1mo	$439,900	$279	75
3474 S Alaska Pl	0.51mi	3/2.0	1,499 (+6%)	0mo	$475,000	$317	66
6659 W 30th Pl	0.46mi	3/2.0	1,586 (+12%)	1mo	$475,000	$299	57
3054 S Quay St	0.51mi	3/2.0	1,598 (+13%)	0mo	$460,850	$288	54
7069 W 38th Ave	0.73mi	3/2.0	1,295 (-8%)	1mo	$400,000	$309	51
6218 W 28th Ave	0.69mi	3/2.0	1,250 (-12%)	2mo	$421,850	$337	47
7617 W 20th Ave	0.69mi	2/2.0 (-1)	1,572 (+11%)	0mo	$377,000	$240	44

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: —
• Equity multiple: 147.96×
• Total profit: $109,041
• Equity at exit: $395

10-year hold

• IRR: —
• Equity multiple: 319.07×
• Total profit: $236,005
• Equity at exit: $229

Cash invested: $742 (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: $2,198 high
• Mortgage (P&I): −$14
• Tax est. 1.5%: −$3 /mo · $40/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,718

Break-even live

Break-even rent $23

Max offer price $2,650

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: $662
• Closing costs: $80
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6662 W 24th Ave Kennewick, WA	3.0	2.0	1679	$2,795	$1.66	43d	1	0.45mi
3674 S Quay St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	43d	1	0.53mi
6772 W 36th Pl Kennewick, WA	3.0	2.5	1750	$2,300	$1.31	43d	1	0.75mi
6089 W 31st Ave Kennewick, WA	3.0	2.0	1586	$2,600	$1.64	43d	1	0.76mi
6628 W 36th Pl Kennewick, WA	3.0	2.0	1064	$1,995	$1.88	13d	1	0.78mi
5651 W 36th Pl Kennewick, WA	2.0–3.0	2.0–2.5	1559	$3,164	$2.03	13d	15	0.79mi
3672 S Roosevelt St Kennewick, WA	3.0	2.5	1487	$2,000	$1.34	21d	1	0.79mi
6436 W 36th Pl Kennewick, WA	3.0	2.5	1487	$2,100	$1.41	13d	1	0.80mi
3689 S Roosevelt St Kennewick, WA	2.0	1.0	880	$1,750	$1.99	13d	1	0.80mi
3684 S Roosevelt St Kennewick, WA	3.0	2.5	1487	$2,000	$1.34	13d	1	0.80mi
6484 W 36th Pl Kennewick, WA	3.0	2.5	1487	$2,000	$1.34	21d	1	0.81mi
6496 W 36th Pl Kennewick, WA	3.0	2.5	1487	$2,100	$1.41	43d	1	0.82mi
3697 S Roosevelt St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	43d	1	0.82mi
3683 S Quay St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	13d	1	0.83mi
3707 S Quay St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	21d	1	0.84mi
3670 S Penn Pl Kennewick, WA	3.0	2.5	1750	$2,300	$1.31	13d	1	0.84mi
3715 S Quay St Kennewick, WA	2.0	1.0	880	$1,850	$2.10	43d	1	0.84mi
3731 S Quay St Kennewick, WA	2.0	1.0	880	$1,800	$2.05	13d	1	0.85mi
7960 W 10th Ave Kennewick, WA	1.0–2.0	1.0–2.0	946	$2,345	$2.48	13d	9	0.99mi
7968 W 10th Ave Kennewick, WA	1.0–3.0	1.0–2.0	951	$2,200	$2.31	13d	10	1.01mi
5833 W 40th Ct Unit 5833 Kennewick, WA	3.0	2.5	1475	$2,250	$1.53	43d	1	1.24mi
5846 W 40th Ct Unit 5846 Kennewick, WA	3.0	2.5	1240	$2,095	$1.69	21d	1	1.26mi
502 S Florida Pl Kennewick, WA	2.0	1.0	1003	$1,850	$1.84	43d	1	1.32mi
8180 W 4th Ave Kennewick, WA	2.0–3.0	2.0	1202	$2,299	$1.91	13d	4	1.37mi

Listing history 7 events

1. 2026-05-31
   days on market $2,650 Active 16 DOM
2. 2026-05-30
   days on market $2,650 Active 15 DOM
3. 2026-05-15
   listed $2,650 Active 1318-char remark
4. 2025-06-19
   soldstatus $2,400 Closed 1149-char remark

   Show marketing remark (1149 chars)

   MLS# 281695 Brand new Hayden Home for lease with a panoramic view. Never been lived in and includes all appliances and yard care. Home has double walk-in closets and sinks in the vaulted primary suite, a split bedroom design with another bath and two other bedrooms. The vaulted great room is open to the island kitchen with undercabinet lighting, quartz countertops and large pantry. There is a huge covered patio. Central heating and cooling - high energy efficiency home. The two car garage is oversized with extra length and a garage door opener. No smoking and no pets. - Rent $2,400/month- 6 month minimum lease - Security deposit $1000-All utilities are tenant responsibility, except for lawn care. -All adults must Apply and pay credit check fee- 25% of the security deposit is due once approved- Rental Insurance required at move in. This property is not available for tenants with a move in date more than 30 days from date available, no smoking, only up to two &lt;40lb dogs or 1 cat with a $300 deposit per pet and $50 pet rent per month/per pet, an income less than 2.5x rent, or any unmet property requirements. Owner managed property.

5. 2025-06-09
   price $2,400 1149-char remark

   Show marketing remark (1149 chars)

   MLS# 281695 Brand new Hayden Home for lease with a panoramic view. Never been lived in and includes all appliances and yard care. Home has double walk-in closets and sinks in the vaulted primary suite, a split bedroom design with another bath and two other bedrooms. The vaulted great room is open to the island kitchen with undercabinet lighting, quartz countertops and large pantry. There is a huge covered patio. Central heating and cooling - high energy efficiency home. The two car garage is oversized with extra length and a garage door opener. No smoking and no pets. - Rent $2,400/month- 6 month minimum lease - Security deposit $1000-All utilities are tenant responsibility, except for lawn care. -All adults must Apply and pay credit check fee- 25% of the security deposit is due once approved- Rental Insurance required at move in. This property is not available for tenants with a move in date more than 30 days from date available, no smoking, only up to two &lt;40lb dogs or 1 cat with a $300 deposit per pet and $50 pet rent per month/per pet, an income less than 2.5x rent, or any unmet property requirements. Owner managed property.

6. 2025-03-28
   price $2,550 1149-char remark

   Show marketing remark (1149 chars)

   MLS# 281695 Brand new Hayden Home for lease with a panoramic view. Never been lived in and includes all appliances and yard care. Home has double walk-in closets and sinks in the vaulted primary suite, a split bedroom design with another bath and two other bedrooms. The vaulted great room is open to the island kitchen with undercabinet lighting, quartz countertops and large pantry. There is a huge covered patio. Central heating and cooling - high energy efficiency home. The two car garage is oversized with extra length and a garage door opener. No smoking and no pets. - Rent $2,400/month- 6 month minimum lease - Security deposit $1000-All utilities are tenant responsibility, except for lawn care. -All adults must Apply and pay credit check fee- 25% of the security deposit is due once approved- Rental Insurance required at move in. This property is not available for tenants with a move in date more than 30 days from date available, no smoking, only up to two &lt;40lb dogs or 1 cat with a $300 deposit per pet and $50 pet rent per month/per pet, an income less than 2.5x rent, or any unmet property requirements. Owner managed property.

7. 2025-02-11
   listed $2,650 Active 1149-char remark

   Show marketing remark (1149 chars)

   MLS# 281695 Brand new Hayden Home for lease with a panoramic view. Never been lived in and includes all appliances and yard care. Home has double walk-in closets and sinks in the vaulted primary suite, a split bedroom design with another bath and two other bedrooms. The vaulted great room is open to the island kitchen with undercabinet lighting, quartz countertops and large pantry. There is a huge covered patio. Central heating and cooling - high energy efficiency home. The two car garage is oversized with extra length and a garage door opener. No smoking and no pets. - Rent $2,400/month- 6 month minimum lease - Security deposit $1000-All utilities are tenant responsibility, except for lawn care. -All adults must Apply and pay credit check fee- 25% of the security deposit is due once approved- Rental Insurance required at move in. This property is not available for tenants with a move in date more than 30 days from date available, no smoking, only up to two &lt;40lb dogs or 1 cat with a $300 deposit per pet and $50 pet rent per month/per pet, an income less than 2.5x rent, or any unmet property requirements. Owner managed property.

ⓘ 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: $26,379
• − Mortgage interest: −$148
• − Property taxes: −$40
• − Insurance: −$13
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$77
• Taxable income: $21,879
• Est. tax owed @ 24.0%: −$5,251
• After-tax cash flow: $15,368/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

Price history

-9.4% since first listed

4 events — show timeline

• 2025-06-19 Sold (MLS) $2,400 PACMLS
• 2025-06-09 Price Changed $2,400 PACMLS
• 2025-03-28 Price Changed $2,550 PACMLS
• 2025-02-11 Listed $2,650 PACMLS

Property tax history

+440.5%/yr

Latest (2026): $3,098 · +440.5% YoY. Source: county tax records.