208 N 41st Ave · Yakima, WA 98908

$125,000

2 bd · 1.0 ba · 950 sqft · Condo · 307 Days on market

Built 1952 Good condition $132/sqft · 19% below area Est $155k · 19% under ↓ 14% since listing

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low-Maintenance Living! This beautifully updated 2-bedroom, 1-bath co-op blends modern style with easy living in a desirable 55+ community. Featuring a stunning, renovated kitchen and a stylishly refreshed bathroom, the home offers a fresh, move-in-ready feel. Hardwood floors run throughout the inviting living area and two spacious bedrooms, adding warmth and charm. Ideally located just behind Westpark Shopping Center, you'll enjoy effortless access to shopping, dining, and public transportation--all while embracing a low-maintenance lifestyle.

Key facts

• Refreshed bathroom
• Access to shopping
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• REFRESHED BATHROOM
• ACCESS TO SHOPPING
• ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.4% 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.
• Yakima School District (urban): math 34% / reading 42% proficiency, ranked #238 of 291 in WA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.5%/yr); 326 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $155,166
• List price: $125,000
• Delta: -19.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.45% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $470
• Equity at exit: $18,638

10-year hold

• IRR: 13.2%
• Equity multiple: 2.23×
• Total profit: $42,885
• Equity at exit: $10,808

Cash invested: $35,000 (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: 326
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $246

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $332	-5% $289	+0% $246	+5% $203	+10% $159
Rent	-10% $135	-5% $190	+0% $246	+5% $301	+10% $357
Rate	-1.0pp $309	-0.5pp $278	base $246	+0.5pp $213	+1.0pp $181

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4004 W Walnut St Yakima, WA	2.0	1.0	763	$1,212	$1.59	14d	3	0.46mi
4004 W Walnut St Apt 16 Yakima, WA	2.0	1.0	763	$1,225	$1.61	44d	1	0.46mi
4004 W Walnut St Apt 4 Yakima, WA	2.0	1.0	763	$1,225	$1.61	21d	1	0.46mi
4004 Bell Ave Yakima, WA	2.0	1.0	825	$1,195	$1.45	14d	2	0.52mi
3601 Fairbanks Ave Yakima, WA	1.0	1.0	672	$876	$1.30	14d	14	0.59mi
409 S 50th Ave Unit 2 Yakima, WA	2.0	1.0	784	$1,250	$1.59	14d	1	0.74mi
905 S 44th Ave Yakima, WA	2.0–3.0	1.0–1.5	965	$1,350	$1.40	14d	3	0.88mi
905 S 44th Ave Unit B04 Yakima, WA	3.0	1.5	1100	$1,575	$1.43	44d	1	0.88mi
Cascade Loop Yakima, WA	2.0	1.0	1030	$1,800	$1.75	14d	1	0.95mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	44d	1	0.95mi
3413 Cascade Loop Yakima, WA	2.0	1.0	1000	$1,825	$1.82	14d	1	0.96mi
1020 S 41st Ave Yakima, WA	1.0	1.0	532	$1,028	$1.93	14d	5	1.05mi
406 S 60th Ave Unit B Yakima, WA	2.0	2.0	664	$1,108	$1.67	14d	1	1.27mi
4106 McLean Dr Yakima, WA	3.0	2.0	1100	$1,700	$1.55	21d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 307 DOM
2. 2026-06-18
   days on market $125,000 Active 306 DOM
3. 2026-06-17
   days on market $125,000 Active 305 DOM
4. 2026-06-16
   days on market $125,000 Active 304 DOM
5. 2026-06-15
   days on market $125,000 Active 303 DOM
6. 2026-06-14
   days on market $125,000 Active 301 DOM
7. 2026-06-13
   days on market $125,000 Active 300 DOM
8. 2026-06-10
   days on market $125,000 Active 298 DOM
9. 2026-06-09
   days on market $125,000 Active 297 DOM
10. 2026-06-08
    days on market $125,000 Active 296 DOM
11. 2026-06-07
    days on market $125,000 Active 295 DOM
12. 2026-06-05
    days on market $125,000 Active 292 DOM
13. 2026-06-03
    days on market $125,000 Active 291 DOM
14. 2026-06-03
    price $125,000 Active 290 DOM
15. 2026-06-02
    days on market $150,000 Active 290 DOM
16. 2026-06-01
    days on market $150,000 Active 289 DOM
17. 2026-05-31
    days on market $150,000 Active 288 DOM
18. 2026-05-30
    days on market $150,000 Active 287 DOM
19. 2026-03-23
    price $150,000 550-char remark

    Show marketing remark (550 chars)

    Low-Maintenance Living! This beautifully updated 2-bedroom, 1-bath co-op blends modern style with easy living in a desirable 55+ community. Featuring a stunning, renovated kitchen and a stylishly refreshed bathroom, the home offers a fresh, move-in-ready feel. Hardwood floors run throughout the inviting living area and two spacious bedrooms, adding warmth and charm. Ideally located just behind Westpark Shopping Center, you'll enjoy effortless access to shopping, dining, and public transportation--all while embracing a low-maintenance lifestyle.

20. 2026-02-17
    status Active 550-char remark

    Show marketing remark (550 chars)

    Low-Maintenance Living! This beautifully updated 2-bedroom, 1-bath co-op blends modern style with easy living in a desirable 55+ community. Featuring a stunning, renovated kitchen and a stylishly refreshed bathroom, the home offers a fresh, move-in-ready feel. Hardwood floors run throughout the inviting living area and two spacious bedrooms, adding warmth and charm. Ideally located just behind Westpark Shopping Center, you'll enjoy effortless access to shopping, dining, and public transportation--all while embracing a low-maintenance lifestyle.

21. 2026-01-14
    price $165,000 550-char remark

    Show marketing remark (550 chars)

    Low-Maintenance Living! This beautifully updated 2-bedroom, 1-bath co-op blends modern style with easy living in a desirable 55+ community. Featuring a stunning, renovated kitchen and a stylishly refreshed bathroom, the home offers a fresh, move-in-ready feel. Hardwood floors run throughout the inviting living area and two spacious bedrooms, adding warmth and charm. Ideally located just behind Westpark Shopping Center, you'll enjoy effortless access to shopping, dining, and public transportation--all while embracing a low-maintenance lifestyle.

22. 2025-08-13
    listed $175,000 Active 550-char remark

    Show marketing remark (550 chars)

    Low-Maintenance Living! This beautifully updated 2-bedroom, 1-bath co-op blends modern style with easy living in a desirable 55+ community. Featuring a stunning, renovated kitchen and a stylishly refreshed bathroom, the home offers a fresh, move-in-ready feel. Hardwood floors run throughout the inviting living area and two spacious bedrooms, adding warmth and charm. Ideally located just behind Westpark Shopping Center, you'll enjoy effortless access to shopping, dining, and public transportation--all while embracing a low-maintenance lifestyle.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 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: $16,857
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,636
• Taxable income: $1,021
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,705/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated 2-bedroom condo is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both update flooring — modernizes and increases value
• Both update kitchen appliances — keeps up with current trends and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both update flooring — modernizes and increases value ↑
• Both update kitchen appliances — keeps up with current trends and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Yakima School District
• NCES district ID: 5310110
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $36,538
• Composite: 34.04/100
• National rank: #10305
• State rank: #238 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

-14.3% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $150,000 YAMLS
• 2026-02-17 Relisted — YAMLS
• 2026-01-14 Price Changed $165,000 YAMLS
• 2025-08-13 Listed $175,000 YAMLS