Mezzanine & Preferred Equity in Kennewick, WA

Kennewick-Richland, known locally as the Tri-Cities, derives its economic foundation from two federally anchored institutions that would be difficult to replicate in any other mid-size American metro: the Hanford Site, a decades-long nuclear remediation project administered by the Department of Energy that sustains thousands of contractor and subcontractor jobs, and Pacific Northwest National Laboratory in Richland, a DOE national lab with roughly 5,000 scientists and engineers conducting research in energy systems, environmental science, and national security. That government-contractor employment base generates consistent demand for medical office and professional office space in Richland and downtown Kennewick, where occupancy tends to hold through broader market cycles because federal spending rarely evaporates overnight. The agricultural economy of the Columbia Basin, including the wine industry centered in Walla Walla and Prosser and large-scale fruit and vegetable production across Benton and Franklin counties, creates steady demand for cold-storage industrial and food-processing facilities along US-395 and SR-240 corridors. Regional distribution operators have absorbed warehouse and logistics product in the Pasco industrial corridor, taking advantage of the confluence of two Class I railroads, BNSF and Union Pacific, and direct access to I-82. Multifamily fundamentals in Richland and West Richland are supported by the PNNL workforce and a younger professional cohort that arrived during recent lab expansion phases, keeping vacancy tighter than the broader Eastern Washington region. Supply constraints are real but shaped more by the pace of infrastructure extension than by restrictive zoning, meaning well-located industrial and multifamily sites with utilities in place carry a meaningful premium at underwriting.