1333 13th St · Benton City, WA 99320

$2,250

3 bd · 2.0 ba · 2,022 sqft · SingleFamily public records · 14 Days on market

Built 2021 7,840 sqft lot

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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
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 283322 Large 3 Bed/2 Bath + an Office Home in Benton CityApplications and Viewing Requests accepted from OUR WEBSITE ONLY: 3 bed, 2 bath, + an office 2022sqft house in Benton CityInterior: * Large open-concept living space with a gas fireplace * Hard surface flooring in the main living spaces * Kitchen has stainless steel appliances, fully tiled backsplash, eat-at island, and large walk-in pantry * Primary bedroom has a walk-in closet and is attached to the primary bathroom * Primary bathroom features a double vanity, standing shower, & soaking tub * Office off the dining/kitchen area * 2 additional bedrooms & 1 bathroom located away from the primary bedroomExterior: * 3 car attached garage * Large covered back patio * Fully fenced back yardAdditional Lease Information: * 1 year lease * One small pet friendly Deposit & Fees Include:$1,576 Refundable Deposit$329 Non-Refundable Inspection Fee$290 Non-Refundable Carpet Care Fee

Key facts

• Cozy gas fireplace
• Large eat-at island
• 7,840 sq ft lot

Tags

• OPEN-CONCEPT MAIN LIVING AREA
• HARD SURFACE FLOORING
• COZY GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• FULLY TILED BACKSPLASH
• LARGE EAT-AT ISLAND

Property features AI

Exterior

• Parking: 3 covered parking spaces; 3 total parking spaces; 3-car garage
• Home design: Single-family residence, new construction; One-level home (single story)
• Construction: Site-built on owned lot
• Exterior features: Lot approximately 0.18 acres; Zoned for single-family residential

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $2,250 price doesn't fit this home's estimated sale value (~$463,038) 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 ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 779.7% vs local median 2.8% in Benton City — 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 69/100 on livability (#258 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools F, amenities F.
• Kiona-Benton City School District (town): math 25% / reading 35% proficiency, ranked #263 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 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 $16 of loan paydown is wiped out by about $68 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 $630 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,250

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 F-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. 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?
4. 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.
5. 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.
6. 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: 82.46% ✓
• Cap rate: 779.73%
• Cash-on-cash: 2762.29%
• DSCR: 123.91
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $463,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 13th St	0.00mi	3/2.0	2,022 (0%)	12mo	$2,195	$1	90
1207 17th St	0.23mi	3/2.5	1,946 (-4%)	1mo	$442,530	$227	80
1204 12th St	0.25mi	3/1.5	1,858 (-8%)	1mo	$375,000	$202	72
1214 Horne Rd	0.17mi	3/1.0	2,169 (+7%)	8mo	$229,000	$106	69
1401 10th St	0.19mi	3/2.5	1,743 (-14%)	11mo	$407,137	$234	57
39304 N Olson Pr Pr NW	0.75mi	3/1.0	2,000 (-1%)	6mo	$469,500	$235	55
1466 10th St	0.24mi	3/2.5	1,743 (-14%)	15mo	$437,605	$251	52
1464 9th St	0.29mi	3/2.5	1,743 (-14%)	13mo	$389,990	$224	51
42901 N River Rd	0.67mi	4/3.0 (+1)	2,026 (+0%)	11mo	$850,505	$420	51
801 Annajean Ave	0.31mi	4/2.5 (+1)	2,211 (+9%)	15mo	$419,990	$190	50
1401 8th St	0.29mi	3/2.5	1,743 (-14%)	18mo	$402,390	$231	46
1422 8th St	0.33mi	3/2.5	1,743 (-14%)	18mo	$398,660	$229	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: 147.08×
• Total profit: $92,027
• Equity at exit: $335

10-year hold

• IRR: —
• Equity multiple: 317.16×
• Total profit: $199,183
• Equity at exit: $195

Cash invested: $630 (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 99320

• Home prices YoY: -23.1%
• Active inventory: 131
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $34/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $1,450

Break-even live

Break-even rent $20

Max offer price $2,250

Occupancy floor 17%

Sensitivity live

Price	-10% $1,452	-5% $1,451	+0% $1,450	+5% $1,449	+10% $1,449
Rent	-10% $1,304	-5% $1,377	+0% $1,450	+5% $1,523	+10% $1,597
Rate	-1.0pp $1,451	-0.5pp $1,451	base $1,450	+0.5pp $1,450	+1.0pp $1,449

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: $562
• Closing costs: $68
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-15
   days on market $2,250 Active 14 DOM
2. 2026-06-14
   days on market $2,250 Active 12 DOM
3. 2026-06-13
   days on market $2,250 Active 11 DOM
4. 2026-06-10
   days on market $2,250 Active 9 DOM
5. 2026-06-09
   days on market $2,250 Active 8 DOM
6. 2026-06-08
   days on market $2,250 Active 7 DOM
7. 2026-06-07
   days on market $2,250 Active 6 DOM
8. 2026-06-03
   days on market $2,250 Active 2 DOM
9. 2026-06-02
   remarks 699-char remark
10. 2026-06-02
    listed $2,250 Active 1 DOM

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,265
• − Mortgage interest: −$126
• − Property taxes: −$34
• − Insurance: −$11
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$65
• Taxable income: $18,466
• Est. tax owed @ 24.0%: −$4,432
• After-tax cash flow: $12,971/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: Kiona-Benton City School District
• NCES district ID: 5304020
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $57,757
• Composite: 29.76/100
• National rank: #11722
• State rank: #263 of 291 in WA

Livability — Benton City

• Score: 69/100
• State rank: #258
• US rank: #8516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton City, WA
• Population (ZIP): 10,157

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Iranian 4% Portuguese 2% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 16%

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: ▼ -82.66%
• Current HPI: 275.7841
• 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

-99.4% since first listed

5 events — show timeline

• 2026-06-01 Listed $2,250 PACMLS
• 2025-06-12 Sold (MLS) $2,195 PACMLS
• 2025-04-14 Listed $2,195 PACMLS
• 2021-09-03 Sold (MLS) $392,900 PACMLS
• 2021-04-13 Listed $392,900 PACMLS

Property tax history

+18.2%/yr

Latest (2026): $3,004 · -17.7% YoY. Source: county tax records.