1201 W Washington Ave #81 · Yakima, WA 98903

$130,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 38 Days on market

Built 2017 $86/sqft · 56% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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 on a corner lot in Sun Meadows, this well cared for home offers a bright, open concept with large windows and great natural light. The kitchen features an island and pantry, opens to the main living space, and includes all upgraded appliances. Recent updates throughout reflect pride of ownership, and the large primary bed and bath cannot be beat. Fully fenced yard, great for pets, plus a storage shed for extra space. Electric car charging already in place. Motivated sellers offering 3 months lot rent plus water and sewer with an accepted offer.

Key facts

• 2 garage spots
• Built 2017
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 12 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 $899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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: 1.40% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (median comp): $297,965
• List price: $130,000
• Delta: -56.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 Pleasant Ave	0.23mi	3/1.0	1,376 (-9%)	2mo	$300,000	$218	69
1017 W Viola Ave	0.75mi	3/1.0	1,528 (+1%)	8mo	$299,000	$196	53
1411 S 20th Ave	0.63mi	4/2.0 (+1)	1,456 (-4%)	9mo	$310,000	$213	52
1703 Pleasant Ave	0.29mi	4/2.0 (+1)	1,320 (-13%)	11mo	$330,000	$250	51
1318 S 18th Ave	0.67mi	2/1.5 (-1)	1,424 (-6%)	3mo	$285,000	$200	50
1409 Queen Ave	0.53mi	3/2.0	1,350 (-11%)	11mo	$310,000	$230	48
1805 Plath Ave	0.61mi	3/2.0	1,612 (+7%)	17mo	$400,000	$248	47
1312 W Viola Ave	0.67mi	3/1.0	1,539 (+2%)	20mo	$245,000	$159	45
1805 Greenway Ave	0.73mi	4/2.0 (+1)	1,560 (+3%)	13mo	$352,250	$226	44
1516 Cornell Ave	0.67mi	3/0.5	1,552 (+3%)	18mo	$270,000	$174	44
1519 Cornell Ave	0.69mi	2/1.0 (-1)	1,342 (-11%)	7mo	$288,000	$215	34
1307 W Viola Ave	0.70mi	2/1.0 (-1)	1,394 (-8%)	19mo	$225,000	$161	30

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $16,709
• Equity at exit: $19,383

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $63,182
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$682
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $593

Break-even live

Break-even rent $1,073

Max offer price $130,000

Occupancy floor 62%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	21d	1	0.23mi
809 W Washington Ave Yakima, WA	2.0	2.0	1264	$1,595	$1.26	13d	1	0.42mi
1900 W Mead Ave #1 Yakima, WA	3.0	2.0	1350	$2,050	$1.52	21d	1	0.54mi
1912 W Mead Ave #1 Yakima, WA	3.0	2.0	1204	$1,795	$1.49	21d	1	0.56mi
1518 S 24th Ave Yakima, WA	4.0	2.5	2250	$2,000	$0.89	21d	1	0.77mi
2600 Racquet Ln #4 Yakima, WA	3.0	2.5	1422	$2,200	$1.55	43d	1	0.81mi
1401 S 4th Ave Unit 1 Yakima, WA	3.0	2.0	1320	$1,495	$1.13	21d	1	0.95mi
1917 Landon Ave Union Gap, WA	3.0	2.0	1400	$2,100	$1.50	43d	1	1.05mi
1512 Landon Ave Unit 1 Yakima, WA	3.0	1.0	1200	$1,500	$1.25	21d	1	1.07mi
2212 S 1st Ave Unit 1-3 Union Gap, WA	3.0	2.0	1200	$1,900	$1.58	13d	1	1.07mi
Samantha Ct Union Gap, WA	3.0	2.5	1437	$1,900	$1.32	21d	1	1.16mi
808 S 2nd Ave Unit A Yakima, WA	3.0	2.0	1133	$1,495	$1.32	43d	1	1.48mi

Listing history 7 events

1. 2026-04-30
   price $130,000 558-char remark

   Show marketing remark (558 chars)

   Located on a corner lot in Sun Meadows, this well cared for home offers a bright, open concept with large windows and great natural light. The kitchen features an island and pantry, opens to the main living space, and includes all upgraded appliances. Recent updates throughout reflect pride of ownership, and the large primary bed and bath cannot be beat. Fully fenced yard, great for pets, plus a storage shed for extra space. Electric car charging already in place. Motivated sellers offering 3 months lot rent plus water and sewer with an accepted offer.

2. 2026-04-14
   listed $140,000 Active 558-char remark

   Show marketing remark (558 chars)

   Located on a corner lot in Sun Meadows, this well cared for home offers a bright, open concept with large windows and great natural light. The kitchen features an island and pantry, opens to the main living space, and includes all upgraded appliances. Recent updates throughout reflect pride of ownership, and the large primary bed and bath cannot be beat. Fully fenced yard, great for pets, plus a storage shed for extra space. Electric car charging already in place. Motivated sellers offering 3 months lot rent plus water and sewer with an accepted offer.

3. 2024-08-27
   soldstatus $130,000 Closed 405-char remark

   Show marketing remark (405 chars)

   Welcome to Sun Meadows, pet friendly unit 81! Built in 2017, this 3 bedroom, 2 bathroom Fleetwood manufactured home still has that new built feeling! The open concept living space as well as the kitchen invite conversation, is perfect for hosting. Durable vinyl floors flow throughout the common areas. Enough outdoor space for garden or let the pets out. Call your favorite realtor to schedule a showing!

4. 2024-08-01
   status Pending 405-char remark

   Show marketing remark (405 chars)

   Welcome to Sun Meadows, pet friendly unit 81! Built in 2017, this 3 bedroom, 2 bathroom Fleetwood manufactured home still has that new built feeling! The open concept living space as well as the kitchen invite conversation, is perfect for hosting. Durable vinyl floors flow throughout the common areas. Enough outdoor space for garden or let the pets out. Call your favorite realtor to schedule a showing!

5. 2024-07-08
   status Active 405-char remark

   Show marketing remark (405 chars)

   Welcome to Sun Meadows, pet friendly unit 81! Built in 2017, this 3 bedroom, 2 bathroom Fleetwood manufactured home still has that new built feeling! The open concept living space as well as the kitchen invite conversation, is perfect for hosting. Durable vinyl floors flow throughout the common areas. Enough outdoor space for garden or let the pets out. Call your favorite realtor to schedule a showing!

6. 2024-06-25
   status Pending 405-char remark

   Show marketing remark (405 chars)

   Welcome to Sun Meadows, pet friendly unit 81! Built in 2017, this 3 bedroom, 2 bathroom Fleetwood manufactured home still has that new built feeling! The open concept living space as well as the kitchen invite conversation, is perfect for hosting. Durable vinyl floors flow throughout the common areas. Enough outdoor space for garden or let the pets out. Call your favorite realtor to schedule a showing!

7. 2024-06-11
   listed $130,000 Active 405-char remark

   Show marketing remark (405 chars)

   Welcome to Sun Meadows, pet friendly unit 81! Built in 2017, this 3 bedroom, 2 bathroom Fleetwood manufactured home still has that new built feeling! The open concept living space as well as the kitchen invite conversation, is perfect for hosting. Durable vinyl floors flow throughout the common areas. Enough outdoor space for garden or let the pets out. Call your favorite realtor to schedule a showing!

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 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 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,889
• − Mortgage interest: −$7,282
• − Property taxes: −$1,344
• − Insurance: −$650
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$3,782
• Taxable income: $5,329
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $5,839/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

+0.0% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $130,000 YAMLS
• 2026-04-14 Listed $140,000 YAMLS
• 2024-08-27 Sold (MLS) $130,000 YAMLS
• 2024-08-01 Pending — YAMLS
• 2024-07-08 Relisted — YAMLS
• 2024-06-25 Pending — YAMLS
• 2024-06-11 Listed $130,000 YAMLS

Property tax history

+6.2%/yr

Latest (2026): $1,344 · -4.8% YoY. Source: county tax records.