3701 Gun Club Rd #43 · Terrace Heights, WA 98901

$170,000

3 bd · 2.5 ba · 1,680 sqft · Manufactured · 40 Days on market

Built 1980 Good condition 6,970 sqft lot $101/sqft · 32% below area Est $250k · 32% under ↓ 36% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• Rent growth +4.8/5.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained Manufactured home offers the rare advantage of park living with lot ownership, combining convenience and long-term value. The home features fresh interior paint, durable wood siding, vinyl windows, and updated PEX plumbing for peace of mind. Inside, you'll find a spacious layout with a large primary suite complete with an ensuite bath, a cozy propane fireplace in the living area, and fresh interior paint throughout. 3 bedrooms and 2.5 baths. 1680 sq ft in total. Two sliding glass doors provide abundant natural light and easy access to a generous deck--perfect for entertaining. The versatile third bedroom has previously been used as a business space and includes its own

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• Other: Zoned R3 (Multi-family residential)
• HOA & community: Senior community

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer connected
• Home design: Manufactured home on land; Single-story; Residential property
• Construction: Wood siding
• Exterior features: Garden; Composition roof

Interior

• Kitchen: Dishwasher; Range; Double oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Propane heating
• Interior features: Gas fireplace; Water softener; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (1.2% below list).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.7% in Terrace Heights — 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 72/100 on livability (#210 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A; Watch: schools D, amenities F, commute F.
• East Valley School District (Yakima) (suburban): math 54% / reading 61% proficiency, ranked #76 of 291 in WA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.3%/yr); 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/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 $5k 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 + 8.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $249,505
• List price: $170,000
• Delta: -31.87%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3701 Gun Club Rd Ave #68	0.08mi	3/2.0	1,674 (-0%)	1mo	$175,000	$105	92
3701 Gun Club Rd #69	0.09mi	3/2.0	1,620 (-4%)	2mo	$230,000	$142	86
3701 Gun Club Rd #64	0.26mi	3/2.0	1,744 (+4%)	1mo	$288,000	$165	79
3701 Gun Club Rd #71	0.00mi	3/2.0	1,512 (-10%)	7mo	$218,500	$145	75
3701 Gun Club Rd #60	0.12mi	3/2.0	1,848 (+10%)	5mo	$308,000	$167	72
3701 Gun Club Rd #113	0.26mi	3/2.0	1,819 (+8%)	1mo	$265,000	$146	72
3701 Gun Club Rd #120	0.26mi	3/2.0	1,507 (-10%)	1mo	$250,000	$166	68
3701 Gun Club Rd #115	0.21mi	3/2.0	1,512 (-10%)	7mo	$314,900	$208	66
3701 Gun Club Rd #25	0.12mi	3/2.0	1,466 (-13%)	8mo	$130,000	$89	65
3701 Gun Club Rd #48	0.26mi	3/2.0	1,512 (-10%)	6mo	$248,000	$164	64
3701 Gun Club Rd #33	0.11mi	3/2.0	1,440 (-14%)	7mo	$237,500	$165	64
3701 Gun Club Rd #20	0.12mi	2/2.0 (-1)	1,440 (-14%)	12mo	$219,500	$152	53

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.81×
• Total profit: $-8,962
• Equity at exit: $25,348

10-year hold

• IRR: 10.0%
• Equity multiple: 1.95×
• Total profit: $45,167
• Equity at exit: $14,698

Cash invested: $47,600 (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 98901

• Home prices YoY: -33.4%
• Rents YoY: 9.3%
• Active inventory: 168
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $152

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5303 N Sky Vista Ave Yakima, WA	3.0	2.0	1512	$2,150	$1.42	13d	1	1.38mi

Listing history 25 events

1. 2026-06-17
   status $170,000 Pending 40 DOM
2. 2026-06-16
   days on market $170,000 Active 40 DOM
3. 2026-06-15
   days on market $170,000 Active 39 DOM
4. 2026-06-14
   days on market $170,000 Active 37 DOM
5. 2026-06-13
   days on market $170,000 Active 36 DOM
6. 2026-06-10
   days on market $170,000 Active 34 DOM
7. 2026-06-09
   days on market $170,000 Active 33 DOM
8. 2026-06-08
   days on market $170,000 Active 32 DOM
9. 2026-06-07
   pricestatusdays on market $170,000 Active 31 DOM
10. 2026-04-29
    listed $194,900 Active 1184-char remark
11. 2026-04-07
    status Active
12. 2026-03-17
    price $195,999
13. 2026-03-03
    price $204,999
14. 2026-02-04
    status Active
15. 2026-01-13
    status Pending
16. 2026-01-06
    price $214,999
17. 2025-12-19
    price $217,000
18. 2025-12-02
    price $219,000
19. 2025-11-25
    price $227,500
20. 2025-11-07
    listed $229,000 Active
21. 2025-08-27
    price $235,000
22. 2025-08-11
    price $245,000
23. 2025-07-13
    price $249,000
24. 2025-06-28
    price $259,000
25. 2025-06-03
    listed $265,000 Active

ⓘ 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 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,155
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$4,945
• Taxable loss: −$938
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $2,050/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home offers a good condition with fresh paint and updated features. It has a good curb appeal and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint the exterior trim and siding — Enhances curb appeal and value
• Both Replace carpet with hardwood or tile flooring — Improves aesthetics and increases value
• Both Update countertops and backsplash in bathrooms — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior trim and siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile flooring — Improves aesthetics and increases value ↑
• Both Update countertops and backsplash in bathrooms — Modernizes the space and adds 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: East Valley School District (Yakima)
• NCES district ID: 5305370
• Math proficiency: 54% ▲ 1.00%
• Reading proficiency: 61% ▲ 5.00%
• Median HH income: $57,936
• Composite: 51.46/100
• National rank: #3682
• State rank: #76 of 291 in WA

Livability — Terrace Heights

• Score: 72/100
• State rank: #210
• US rank: #5906

Category grades

Amenities F Commute F Cost of living B- Crime C Employment A Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrace Heights, WA
• County: Yakima County · 134,789 people
• Metro: Yakima, WA
• Population (ZIP): 31,366
• Household income: $57,392
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1317.0

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: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 22% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 3% Lithuanian 2% Scottish 1%
• Foreign-born: 20% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▼ -144.24%
• Current HPI: 287.8283
• Rent YoY: ▲ 9.31%
• 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

-35.8% since first listed

21 events — show timeline

• 2026-06-16 Pending — YAMLS
• 2026-06-05 Price Changed $170,000 YAMLS
• 2026-06-05 Relisted — YAMLS
• 2026-05-28 Pending — YAMLS
• 2026-05-19 Price Changed $175,000 YAMLS
• 2026-04-29 Listed $194,900 YAMLS
• 2026-04-07 Relisted — YAMLS
• 2026-03-17 Price Changed $195,999 YAMLS
• 2026-03-03 Price Changed $204,999 YAMLS
• 2026-02-04 Relisted — YAMLS
• 2026-01-13 Pending — YAMLS
• 2026-01-06 Price Changed $214,999 YAMLS
• 2025-12-19 Price Changed $217,000 YAMLS
• 2025-12-02 Price Changed $219,000 YAMLS
• 2025-11-25 Price Changed $227,500 YAMLS
• 2025-11-07 Listed $229,000 YAMLS
• 2025-08-27 Price Changed $235,000 YAMLS
• 2025-08-11 Price Changed $245,000 YAMLS
• 2025-07-13 Price Changed $249,000 YAMLS
• 2025-06-28 Price Changed $259,000 YAMLS
• 2025-06-03 Listed $265,000 YAMLS