208 N 41st Ave · Yakima, WA 98908

$125,000

2 bd · 1.0 ba · 950 sqft · Townhouse · 357 Days on market

55+ age-restricted Built 1952 Good condition 1,742 sqft lot $132/sqft · 18% below area Est $153k · 18% under ↓ 14% since listing

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Why this score? — see what drove the C+ 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• 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 townhouse 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 3.1% 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.
• Zoned schools: Gilbert Elementary School (413 students, 71% FRL); Wilson Middle School (856 students, 72% FRL); Davis High School (2,330 students, 83% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: Rents rising fast (+6.5%/yr); 441 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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 357 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 357 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. 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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $153,181
• List price: $125,000
• Delta: -18.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 N 42nd Ave	0.04mi	2/1.0	925 (-3%)	4mo	$101,000	$109	90
235 N 38th Ave	0.24mi	2/1.0	900 (-5%)	9mo	$155,000	$172	72
214 N 38th Ave #5	0.21mi	2/1.0	900 (-5%)	15mo	$140,000	$156	68
316 N 38th Ave	0.25mi	2/1.0	1,002 (+6%)	20mo	$199,000	$199	63
105 Peach Tree Ln #3	0.67mi	2/2.0	944 (-1%)	4mo	$278,000	$294	60
339 N 42nd Ave	0.14mi	2/1.0	1,092 (+15%)	22mo	$190,000	$174	50
105 Peach Tree Ln #1	0.67mi	2/2.0	944 (-1%)	21mo	$275,000	$291	46
701 S 38th Ave #1	0.73mi	2/1.0	985 (+4%)	21mo	$174,000	$177	42

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: 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $154,500 ($177/sqft)
• Median days on market: 184 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98908

• Rents YoY: 6.5%
• Active inventory: 441
• 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
• Club membership (one-time): —
• 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	62d	3	0.46mi
4004 W Walnut St Apt 16 Yakima, WA	2.0	1.0	763	$1,225	$1.61	93d	1	0.46mi
4004 W Walnut St Apt 4 Yakima, WA	2.0	1.0	763	$1,225	$1.61	70d	1	0.46mi
4004 Bell Ave Yakima, WA	2.0	1.0	825	$1,195	$1.45	62d	2	0.52mi
3601 Fairbanks Ave Yakima, WA	1.0	1.0	672	$876	$1.30	62d	14	0.59mi
409 S 50th Ave Unit 2 Yakima, WA	2.0	1.0	784	$1,250	$1.59	62d	1	0.74mi
905 S 44th Ave Yakima, WA	2.0–3.0	1.0–1.5	965	$1,350	$1.40	62d	3	0.88mi
905 S 44th Ave Unit B04 Yakima, WA	3.0	1.5	1100	$1,575	$1.43	93d	1	0.88mi
Cascade Loop Yakima, WA	2.0	1.0	1030	$1,800	$1.75	62d	1	0.95mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	93d	1	0.95mi
3413 Cascade Loop Yakima, WA	2.0	1.0	1000	$1,825	$1.82	62d	1	0.96mi
1020 S 41st Ave Yakima, WA	1.0	1.0	532	$1,028	$1.93	62d	5	1.05mi
406 S 60th Ave Unit B Yakima, WA	2.0	2.0	664	$1,108	$1.67	62d	1	1.27mi
4106 McLean Dr Yakima, WA	3.0	2.0	1100	$1,700	$1.55	70d	1	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 357 DOM
2. 2026-08-07
   days on market $125,000 Active 356 DOM
3. 2026-08-06
   days on market $125,000 Active 355 DOM
4. 2026-08-05
   days on market $125,000 Active 354 DOM
5. 2026-08-04
   days on market $125,000 Active 353 DOM
6. 2026-08-03
   days on market $125,000 Active 352 DOM
7. 2026-07-31
   days on market $125,000 Active 349 DOM
8. 2026-07-29
   days on market $125,000 Active 347 DOM
9. 2026-07-27
   days on market $125,000 Active 345 DOM
10. 2026-07-25
    days on market $125,000 Active 343 DOM
11. 2026-07-23
    days on market $125,000 Active 341 DOM
12. 2026-07-22
    days on market $125,000 Active 340 DOM
13. 2026-07-21
    days on market $125,000 Active 339 DOM
14. 2026-07-18
    days on market $125,000 Active 336 DOM
15. 2026-07-16
    days on market $125,000 Active 334 DOM
16. 2026-07-16
    days on market $125,000 Active 333 DOM
17. 2026-07-14
    days on market $125,000 Active 332 DOM
18. 2026-07-13
    days on market $125,000 Active 331 DOM
19. 2026-07-12
    days on market $125,000 Active 330 DOM
20. 2026-07-11
    days on market $125,000 Active 329 DOM
21. 2026-07-10
    days on market $125,000 Active 328 DOM
22. 2026-07-09
    days on market $125,000 Active 327 DOM
23. 2026-07-08
    days on market $125,000 Active 326 DOM
24. 2026-07-07
    days on market $125,000 Active 325 DOM
25. 2026-07-06
    days on market $125,000 Active 324 DOM
26. 2026-07-05
    days on market $125,000 Active 323 DOM
27. 2026-07-04
    days on market $125,000 Active 322 DOM
28. 2026-07-03
    days on market $125,000 Active 321 DOM
29. 2026-07-02
    days on market $125,000 Active 320 DOM
30. 2026-07-01
    days on market $125,000 Active 319 DOM
31. 2026-06-30
    days on market $125,000 Active 318 DOM
32. 2026-06-29
    days on market $125,000 Active 317 DOM
33. 2026-06-28
    days on market $125,000 Active 316 DOM
34. 2026-06-28
    days on market $125,000 Active 315 DOM
35. 2026-06-27
    days on market $125,000 Active 314 DOM
36. 2026-06-25
    days on market $125,000 Active 312 DOM
37. 2026-06-23
    days on market $125,000 Active 310 DOM
38. 2026-06-22
    days on market $125,000 Active 309 DOM
39. 2026-06-19
    days on market $125,000 Active 307 DOM
40. 2026-06-18
    days on market $125,000 Active 306 DOM
41. 2026-06-17
    days on market $125,000 Active 305 DOM
42. 2026-06-16
    days on market $125,000 Active 304 DOM
43. 2026-06-15
    days on market $125,000 Active 303 DOM
44. 2026-06-14
    days on market $125,000 Active 301 DOM
45. 2026-06-13
    days on market $125,000 Active 300 DOM
46. 2026-06-10
    days on market $125,000 Active 298 DOM
47. 2026-06-09
    days on market $125,000 Active 297 DOM
48. 2026-06-08
    days on market $125,000 Active 296 DOM
49. 2026-06-07
    days on market $125,000 Active 295 DOM
50. 2026-06-05
    days on market $125,000 Active 292 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 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 Est. rehab $4,750–$14,250 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Gilbert Elementary School Middle Wilson Middle School High Ridgeview Group Home

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

A Composite livability gradescore 80/100

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 · 256,514 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: 11% of renters

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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%

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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%

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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

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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