1713 S 69th Ave · Yakima, WA 98908

$269,900

3 bd · 2.0 ba · 1,310 sqft · Manufactured public records · 88 Days on market

Built 1996 5,663 sqft lot $206/sqft · 14% below area Est $312k · 14% under

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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).

• ARV discount +13.6/15.0
• Cash flow +10.6/30.0
• Schools +5.5/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3 bed, 2 bath manufactured home on its own lot located in a desirable 55+ community featuring a pool, tennis courts, clubhouse, and optional RV parking (additional cost). Maintenance Association dues are very low at just $30/month, providing access to these great amenities. This home offers thoughtful updates to improve accessibility, including wider doorways, adjusted counter heights, and durable scratch-resistant flooring. Skylights in the kitchen and primary bathroom provide abundant natural light, creating a bright and inviting atmosphere. The kitchen features a minimalist design with pantry and open shelving, creating a clean and functional space. The bathrooms have been largely updated, with the primary bathroom offering an opportunity for the next owner to add their own finishing touches, including installation of a vanity. Additional features include a 2-car garage with a full workbench and cabinets, a newer outdoor heat pump, and a fully fenced backyard offering privacy and space to relax or entertain. Enjoy low-maintenance living in a well-established community with great amenities!

Key facts

• Optional rv parking
• Clubhouse
• Thoughtful updates

Tags

• POOL
• TENNIS COURTS
• CLUBHOUSE
• OPTIONAL RV PARKING
• THOUGHTFUL UPDATES
• WIDER DOORWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (25.0% below list).
• Recommended offer: $202k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.3% in Yakima — 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 80/100 on livability (#98 in WA, #1,912 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: employment D, crime F.
• West Valley School District (Yakima) (urban): math 58% / reading 65% proficiency, ranked #47 of 291 in WA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cottonwood Elementary School (397 students, 36% FRL); West Valley Mid-Level Campus (1,194 students, 55% FRL); West Valley High School (1,527 students, 47% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 331 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Yakima County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,461 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 11.1

CMA / ARV

• ARV (median comp): $312,213
• List price: $269,900
• Delta: -13.55%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7017 Cottage Way	0.10mi	3/2.0	1,404 (+7%)	8mo	$282,500	$201	77
6815 Manor Way	0.18mi	3/2.0	1,296 (-1%)	22mo	$275,000	$212	71
1718 S 69th Ave	0.04mi	3/2.0	1,485 (+13%)	8mo	$300,000	$202	70
1817 S 70th Ave	0.12mi	3/2.0	1,396 (+7%)	19mo	$280,000	$201	68
1821 S 70th Ave	0.13mi	3/2.0	1,404 (+7%)	21mo	$293,000	$209	65
1818 S 71st Ave	0.19mi	3/2.0	1,396 (+7%)	24mo	$285,000	$204	61
7018 Cottage Way	0.13mi	3/2.0	1,485 (+13%)	24mo	$295,000	$199	52
6109 Crestfields Rd	0.68mi	3/2.0	1,296 (-1%)	22mo	$317,500	$245	48
7003 Gregory Pl	0.49mi	4/2.0 (+1)	1,404 (+7%)	16mo	$309,000	$220	47
2204 S 72nd Ave	0.65mi	3/2.0	1,440 (+10%)	22mo	$305,000	$212	35

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.40×
• Total profit: $-45,013
• Equity at exit: $40,243

10-year hold

• IRR: -3.2%
• Equity multiple: 0.76×
• Total profit: $-18,312
• Equity at exit: $23,336

Cash invested: $75,572 (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 98908

• Rents YoY: 6.5%
• Active inventory: 331
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-133

Break-even live

Break-even rent $2,193

Max offer price $246,331

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-57	+0% $-133	+5% $-210	+10% $-286
Rent	-10% $-293	-5% $-213	+0% $-133	+5% $-53	+10% $27
Rate	-1.0pp $3	-0.5pp $-65	base $-133	+0.5pp $-203	+1.0pp $-275

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7116 W Mead Ave Unit 2 Yakima, WA	3.0	2.5	1623	$1,945	$1.20	45d	1	0.32mi
7209 Willow Ct Yakima, WA	2.0	1.0	950	$1,400	$1.47	23d	1	0.45mi
7221 Willow Pl Yakima, WA	2.0	1.0	950	$1,400	$1.47	45d	1	0.45mi
6104 Cottonwood Loop Yakima, WA	3.0	2.0	1412	$2,400	$1.70	23d	1	0.93mi
2301 S 58th Ave Yakima, WA	3.0	2.0	1408	$2,600	$1.85	23d	1	1.04mi
5809 W Larch Ave Yakima, WA	4.0	2.0	1750	$2,950	$1.69	45d	1	1.06mi
7410 W Walnut St Yakima, WA	3.0	2.0	1800	$2,150	$1.19	45d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $269,900 Active 88 DOM
2. 2026-06-19
   days on market $269,900 Active 86 DOM
3. 2026-06-18
   days on market $269,900 Active 85 DOM
4. 2026-06-17
   days on market $269,900 Active 84 DOM
5. 2026-06-16
   days on market $269,900 Active 83 DOM
6. 2026-06-15
   days on market $269,900 Active 82 DOM
7. 2026-06-14
   days on market $269,900 Active 80 DOM
8. 2026-06-13
   days on market $269,900 Active 79 DOM
9. 2026-06-10
   days on market $269,900 Active 77 DOM
10. 2026-06-09
    days on market $269,900 Active 76 DOM
11. 2026-06-08
    days on market $269,900 Active 75 DOM
12. 2026-06-07
    days on market $269,900 Active 74 DOM
13. 2026-06-03
    days on market $269,900 Active 70 DOM
14. 2026-06-03
    price $269,900 Active 69 DOM
15. 2026-06-02
    days on market $274,900 Active 69 DOM
16. 2026-06-01
    days on market $274,900 Active 68 DOM
17. 2026-05-31
    days on market $274,900 Active 67 DOM
18. 2026-05-30
    days on market $274,900 Active 66 DOM
19. 2026-04-28
    price $274,900 1125-char remark

    Show marketing remark (1137 chars)

    MLS# 291534 Well-maintained 3 bed, 2 bath manufactured home on its own lot located in a desirable 55+ community featuring a pool, tennis courts, clubhouse, and optional RV parking (additional cost). Maintenance Association dues are very low at just $30/month, providing access to these great amenities. This home offers thoughtful updates to improve accessibility, including wider doorways, adjusted counter heights, and durable scratch-resistant flooring. Skylights in the kitchen and primary bathroom provide abundant natural light, creating a bright and inviting atmosphere. The kitchen features a minimalist design with pantry and open shelving, creating a clean and functional space. The bathrooms have been largely updated, with the primary bathroom offering an opportunity for the next owner to add their own finishing touches, including installation of a vanity. Additional features include a 2-car garage with a full workbench and cabinets, a newer outdoor heat pump, and a fully fenced backyard offering privacy and space to relax or entertain. Enjoy low-maintenance living in a well-established community with great amenities!

20. 2026-04-28
    price $274,900 1137-char remark

    Show marketing remark (1137 chars)

    MLS# 291534 Well-maintained 3 bed, 2 bath manufactured home on its own lot located in a desirable 55+ community featuring a pool, tennis courts, clubhouse, and optional RV parking (additional cost). Maintenance Association dues are very low at just $30/month, providing access to these great amenities. This home offers thoughtful updates to improve accessibility, including wider doorways, adjusted counter heights, and durable scratch-resistant flooring. Skylights in the kitchen and primary bathroom provide abundant natural light, creating a bright and inviting atmosphere. The kitchen features a minimalist design with pantry and open shelving, creating a clean and functional space. The bathrooms have been largely updated, with the primary bathroom offering an opportunity for the next owner to add their own finishing touches, including installation of a vanity. Additional features include a 2-car garage with a full workbench and cabinets, a newer outdoor heat pump, and a fully fenced backyard offering privacy and space to relax or entertain. Enjoy low-maintenance living in a well-established community with great amenities!

21. 2026-04-28
    price $274,900

    Show marketing remark (1137 chars)

    MLS# 291534 Well-maintained 3 bed, 2 bath manufactured home on its own lot located in a desirable 55+ community featuring a pool, tennis courts, clubhouse, and optional RV parking (additional cost). Maintenance Association dues are very low at just $30/month, providing access to these great amenities. This home offers thoughtful updates to improve accessibility, including wider doorways, adjusted counter heights, and durable scratch-resistant flooring. Skylights in the kitchen and primary bathroom provide abundant natural light, creating a bright and inviting atmosphere. The kitchen features a minimalist design with pantry and open shelving, creating a clean and functional space. The bathrooms have been largely updated, with the primary bathroom offering an opportunity for the next owner to add their own finishing touches, including installation of a vanity. Additional features include a 2-car garage with a full workbench and cabinets, a newer outdoor heat pump, and a fully fenced backyard offering privacy and space to relax or entertain. Enjoy low-maintenance living in a well-established community with great amenities!

22. 2026-04-08
    listed $284,900 Active 1125-char remark

    Show marketing remark (1125 chars)

    Well-maintained 3 bed, 2 bath manufactured home on its own lot located in a desirable 55+ community featuring a pool, tennis courts, clubhouse, and optional RV parking (additional cost). Maintenance Association dues are very low at just $30/month, providing access to these great amenities. This home offers thoughtful updates to improve accessibility, including wider doorways, adjusted counter heights, and durable scratch-resistant flooring. Skylights in the kitchen and primary bathroom provide abundant natural light, creating a bright and inviting atmosphere. The kitchen features a minimalist design with pantry and open shelving, creating a clean and functional space. The bathrooms have been largely updated, with the primary bathroom offering an opportunity for the next owner to add their own finishing touches, including installation of a vanity. Additional features include a 2-car garage with a full workbench and cabinets, a newer outdoor heat pump, and a fully fenced backyard offering privacy and space to relax or entertain. Enjoy low-maintenance living in a well-established community with great amenities!

23. 2026-03-25
    listed $284,900 Active 1137-char remark

    Show marketing remark (1137 chars)

    MLS# 291534 Well-maintained 3 bed, 2 bath manufactured home on its own lot located in a desirable 55+ community featuring a pool, tennis courts, clubhouse, and optional RV parking (additional cost). Maintenance Association dues are very low at just $30/month, providing access to these great amenities. This home offers thoughtful updates to improve accessibility, including wider doorways, adjusted counter heights, and durable scratch-resistant flooring. Skylights in the kitchen and primary bathroom provide abundant natural light, creating a bright and inviting atmosphere. The kitchen features a minimalist design with pantry and open shelving, creating a clean and functional space. The bathrooms have been largely updated, with the primary bathroom offering an opportunity for the next owner to add their own finishing touches, including installation of a vanity. Additional features include a 2-car garage with a full workbench and cabinets, a newer outdoor heat pump, and a fully fenced backyard offering privacy and space to relax or entertain. Enjoy low-maintenance living in a well-established community with great amenities!

24. 2026-03-25
    listed $284,900 Active

    Show marketing remark (1137 chars)

    MLS# 291534 Well-maintained 3 bed, 2 bath manufactured home on its own lot located in a desirable 55+ community featuring a pool, tennis courts, clubhouse, and optional RV parking (additional cost). Maintenance Association dues are very low at just $30/month, providing access to these great amenities. This home offers thoughtful updates to improve accessibility, including wider doorways, adjusted counter heights, and durable scratch-resistant flooring. Skylights in the kitchen and primary bathroom provide abundant natural light, creating a bright and inviting atmosphere. The kitchen features a minimalist design with pantry and open shelving, creating a clean and functional space. The bathrooms have been largely updated, with the primary bathroom offering an opportunity for the next owner to add their own finishing touches, including installation of a vanity. Additional features include a 2-car garage with a full workbench and cabinets, a newer outdoor heat pump, and a fully fenced backyard offering privacy and space to relax or entertain. Enjoy low-maintenance living in a well-established community with great amenities!

25. 2026-03-04
    price $290,000
26. 2025-11-14
    listed $300,000 Active
27. 2020-09-08
    soldstatus $225,000
28. 2020-09-08
    soldstatus $235,294
29. 2020-04-29
    listed $235,000
30. 2019-10-31
    listed $235,000
31. 2008-05-07
    soldstatus $150,000

ⓘ 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: $2,460 · $205/mo
• Projected year-2 tax: $2,645 · $220/mo
• Expected delta: +$185/yr (+$15/mo · 7.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,295
• − Mortgage interest: −$15,119
• − Property taxes: −$2,460
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$7,852
• Taxable loss: −$6,372
• Est. tax savings @ 24.0%: +$1,529
• After-tax cash flow: $-72/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: West Valley School District (Yakima)
• NCES district ID: 5309720
• Math proficiency: 58% ▼ -1.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $61,876
• Composite: 54.99/100
• National rank: #2784
• State rank: #47 of 291 in WA

Livability — Yakima

• Score: 80/100
• State rank: #98
• US rank: #1912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yakima, WA
• County: Yakima County · 134,789 people
• City population: 115,918
• Metro: Yakima, WA
• Population (ZIP): 38,060
• Household income: $84,197
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1265.0

Population outlook (Yakima County) Hauer SSP2

• Today (2025): 256,514 people
• By 2030: 259,403 · +1.1%
• By 2040: 265,677 · +3.6%
• By 2050: 273,061 · +6.5%
• By 2075: 296,991 · +15.8%
• By 2100: 315,291 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 1%

Political lean MEDSL · Yakima

• 2024 margin: R (+14.3) · D 41.6% · R 55.9% · Other 2.5%
• 2008→2024 swing: -3.8pp toward R · 2008: -10.6pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+7.7 2016: R+15.4 2012: R+15.1 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -337.28%
• Current HPI: 258.8688
• Rent YoY: ▲ 6.45%
• Metro: Yakima, 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

+83.3% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $274,900 YAMLS
• 2026-04-28 Price Changed $274,900 PACMLS
• 2026-04-28 Price Changed $274,900 NWMLS as Distributed by MLS Grid
• 2026-04-08 Listed $284,900 YAMLS
• 2026-03-25 Listed $284,900 NWMLS as Distributed by MLS Grid
• 2026-03-25 Listed $284,900 PACMLS
• 2026-03-04 Price Changed $290,000 YAMLS
• 2025-11-14 Listed $300,000 YAMLS
• 2020-09-08 Sold (Public Records) $235,294 Public Records
• 2020-09-08 Sold (MLS) $225,000 YAMLS
• 2020-04-29 Listed $235,000 YAMLS
• 2019-10-31 Listed $235,000 YAMLS
• 2008-05-07 Sold (Public Records) $150,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $2,460 · +54.5% YoY. Source: county tax records.