18 W Washington Ave #142 · Yakima, WA 98903

$144,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 55 Days on market

Built 1997 $95/sqft · 46% below area Est $267k · 46% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable 55+ community, this home offers comfort and peace of mind with a backup generator that automatically activates when the power goes out. The exterior has been freshly painted, giving the home great curb appeal. Inside, you'll find quartz countertops in the kitchen and both bathrooms, adding a modern and durable touch. The home also features the same flooring throughout this spacious 3-bedroom, 2-bath layout. The primary bedroom suite features a brand-new tiled walk-in shower and a spacious walk-in closet, creating a relaxing and functional retreat.

Key facts

• Quartz countertops
• Tiled walk-in shower
• Walk-in closet

Tags

• BACKUP GENERATOR
• QUARTZ COUNTERTOPS
• TILED WALK-IN SHOWER
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $140k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 172 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $996 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 + 3.0% rent growth), your $40k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

• ARV (median comp): $267,214
• List price: $144,000
• Delta: -46.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 Landon Ave	0.34mi	2/1.0 (-1)	1,574 (+4%)	12mo	$260,000	$165	59
2020 S 1st Ave	0.43mi	3/2.0	1,456 (-4%)	19mo	$285,000	$196	58
104 Whitman St	0.45mi	3/1.0	1,395 (-8%)	12mo	$325,000	$233	52
2203 S 5th Ave	0.70mi	3/1.0	1,424 (-6%)	8mo	$250,000	$176	47
28 W Logan Ave	0.70mi	3/2.0	1,383 (-8%)	21mo	$305,000	$221	36
2106 S 5th Ave	0.68mi	3/1.0	1,334 (-12%)	21mo	$256,000	$192	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $11,730
• Equity at exit: $21,471

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $55,195
• Equity at exit: $12,450

Cash invested: $40,320 (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 98903

• Home prices YoY: -21.8%
• Active inventory: 172
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$755
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $551

Break-even live

Break-even rent $1,079

Max offer price $144,000

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Landon Ave Union Gap, WA	3.0	2.0	1400	$2,100	$1.50	44d	1	0.30mi
Samantha Ct Union Gap, WA	3.0	2.5	1437	$1,900	$1.32	21d	1	0.53mi
2212 S 1st Ave Unit 1-3 Union Gap, WA	3.0	2.0	1200	$1,900	$1.58	13d	1	0.55mi
1512 Landon Ave Unit 1 Yakima, WA	3.0	1.0	1200	$1,500	$1.25	21d	1	0.59mi
1401 S 4th Ave Unit 1 Yakima, WA	3.0	2.0	1320	$1,495	$1.13	21d	1	0.86mi
809 W Washington Ave Yakima, WA	2.0	2.0	1264	$1,595	$1.26	13d	1	0.92mi
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	13d	1	1.01mi
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	21d	1	1.12mi
808 S 2nd Ave Unit A Yakima, WA	3.0	2.0	1133	$1,495	$1.32	44d	1	1.41mi

Listing history 3 events

1. 2026-05-07
   status Pending 576-char remark

   Show marketing remark (576 chars)

   Located in a desirable 55+ community, this home offers comfort and peace of mind with a backup generator that automatically activates when the power goes out. The exterior has been freshly painted, giving the home great curb appeal. Inside, you'll find quartz countertops in the kitchen and both bathrooms, adding a modern and durable touch. The home also features the same flooring throughout this spacious 3-bedroom, 2-bath layout. The primary bedroom suite features a brand-new tiled walk-in shower and a spacious walk-in closet, creating a relaxing and functional retreat.

2. 2026-05-01
   price $144,000 576-char remark

   Show marketing remark (576 chars)

   Located in a desirable 55+ community, this home offers comfort and peace of mind with a backup generator that automatically activates when the power goes out. The exterior has been freshly painted, giving the home great curb appeal. Inside, you'll find quartz countertops in the kitchen and both bathrooms, adding a modern and durable touch. The home also features the same flooring throughout this spacious 3-bedroom, 2-bath layout. The primary bedroom suite features a brand-new tiled walk-in shower and a spacious walk-in closet, creating a relaxing and functional retreat.

3. 2026-03-12
   listed $145,000 Active 576-char remark

   Show marketing remark (576 chars)

   Located in a desirable 55+ community, this home offers comfort and peace of mind with a backup generator that automatically activates when the power goes out. The exterior has been freshly painted, giving the home great curb appeal. Inside, you'll find quartz countertops in the kitchen and both bathrooms, adding a modern and durable touch. The home also features the same flooring throughout this spacious 3-bedroom, 2-bath layout. The primary bedroom suite features a brand-new tiled walk-in shower and a spacious walk-in closet, creating a relaxing and functional retreat.

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$969/yr (+$81/mo · 219.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,319
• − Mortgage interest: −$8,066
• − Property taxes: −$442
• − Insurance: −$720
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,189
• Taxable income: $4,490
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $5,540/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
• City population: 115,918
• Population (ZIP): 19,010

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 19% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 33% Other Asian/Pacific 1% Other Indo-European 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: ▼ -83.90%
• Current HPI: 300.5753
• Rent YoY: —
• Metro: —
• 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

-0.7% since first listed

3 events — show timeline

• 2026-05-07 Pending — YAMLS
• 2026-05-01 Price Changed $144,000 YAMLS
• 2026-03-12 Listed $145,000 YAMLS

Property tax history

-1.7%/yr

Latest (2026): $442 · -7.5% YoY. Source: county tax records.