802 N 40th Ave #85 · Yakima, WA 98908

$189,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 4 Days on market

Built 2022 Est $351k · 46% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW - New Golden West 3 bed 2 bath manufactured home in the Carriage Hill 55+ Community. Upgraded insulation package, crown molding, appliances, cabinets, and countertops. 1 year warranty and three (3) months free rent included with purchase.

Key facts

• Stylish countertops
• Two covered decks
• Insulated blinds

Tags

• UPGRADED INSULATION PACKAGE
• CROWN MOLDING
• QUALITY CABINETRY
• STYLISH COUNTERTOPS
• INSULATED BLINDS
• TWO COVERED DECKS

Property features AI

Finance

• HOA & community: Located in a senior community

Exterior

• Parking: Off-street parking; Shared driveway
• Utilities: Public water; Sewer connected; Cable available
• Home design: Manufactured home on leased land; Residential property
• Construction: Wood siding; Composition roof; 1,296 sq ft above-grade finished area
• Exterior features: Level lot; Shed(s); Satellite dish

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Kitchen island; Pantry; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 11.1% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 35% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.
• Current owner paid $159k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $189,900

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. 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?
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $351,216
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3310 Castlevale Rd	0.51mi	3/0.5	1,265 (-2%)	9mo	$278,000	$220	59
4802 Englewood Ave	0.48mi	3/1.5	1,375 (+6%)	9mo	$350,000	$255	58
3605 Messina Dr	0.39mi	2/2.0 (-1)	1,274 (-2%)	22mo	$345,000	$271	56
606 N 46th Ave	0.36mi	2/1.0 (-1)	1,168 (-10%)	6mo	$359,000	$307	53
3106 Ditter Dr	0.71mi	3/2.0	1,365 (+5%)	20mo	$350,000	$256	41
4504 W Lincoln Ave	0.57mi	3/1.0	1,470 (+13%)	10mo	$315,000	$214	38
312 N 40th Ave	0.58mi	3/1.0	1,158 (-11%)	21mo	$321,000	$277	34
307 N 35th Ave	0.73mi	2/1.0 (-1)	1,130 (-13%)	20mo	$340,000	$301	19

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: 12.0%
• Equity multiple: 1.50×
• Total profit: $26,336
• Equity at exit: $28,315

10-year hold

• IRR: 23.4%
• Equity multiple: 3.33×
• Total profit: $123,700
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$996
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $760

Break-even live

Break-even rent $1,483

Max offer price $189,900

Occupancy floor 64%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4402 Tayhill Way Yakima, WA	3.0	2.0	1589	$3,200	$2.01	44d	1	0.08mi
Cascade Loop Yakima, WA	2.0	1.0	1030	$1,800	$1.75	13d	1	0.45mi
3413 Cascade Loop Yakima, WA	2.0	1.0	1000	$1,825	$1.82	13d	1	0.46mi
710 N 29th Ave #1 Yakima, WA	3.0	2.5	1512	$1,850	$1.22	44d	1	0.78mi
305 N 50th Ave Yakima, WA	3.0	2.0	1794	$2,300	$1.28	21d	1	0.88mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	44d	1	1.06mi
5101 W Powerhouse Rd Unit 46 Yakima, WA	2.0	2.5	1268	$1,850	$1.46	13d	1	1.14mi
5701 W Chestnut Ave #9 Yakima, WA	2.0	2.0	1380	$1,940	$1.41	13d	1	1.39mi

Listing history 5 events

1. 2026-06-19
   days on market $189,900 Active 4 DOM
2. 2026-06-18
   days on market $189,900 Active 3 DOM
3. 2026-06-17
   days on market $189,900 Active 2 DOM
4. 2026-06-16
   remarks 596-char remark
5. 2026-06-16
   listed $189,900 Active 1 DOM

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,861 · $155/mo
• Expected delta: +$704/yr (+$59/mo · 60.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $29,332
• − Mortgage interest: −$10,637
• − Property taxes: −$1,157
• − Insurance: −$950
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$5,524
• Taxable income: $6,370
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $7,586/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: 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

+19.4% since first listed

3 events — show timeline

• 2026-06-15 Listed $189,900 YAMLS
• 2022-06-28 Sold (MLS) $159,000 YAMLS
• 2022-05-18 Listed $159,000 YAMLS

Property tax history

+7.2%/yr

Latest (2026): $1,157 · -4.4% YoY. Source: county tax records.