2802 S 5th Ave #15 · Union Gap, WA 98903

$169,900

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 72 Days on market

Built 1999 Good condition $105/sqft · 24% above area Est $137k · 24% over

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +6.0/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This clean and comfortable 3-bedroom, 2-bathroom home offers an expansive layout designed for maximum flexibility and ease of living. The interior features two distinct living spaces, providing plenty of room for both a formal gathering area and a casual media or family room. At the heart of the home, you'll find a large, open kitchen equipped with a functional central island, freshly painted cabinets, and a brand-new refrigerator. The bedrooms are generously sized, each boasting its own large walk-in closet for exceptional storage and organization. Both bathrooms are notably spacious, adding to the overall sense of roominess throughout the home. While the residence maintains its original character, it has been meticulously well-kept and features significant structural updates, including a roof that is only three years old and a water heater replaced just two years ago. Outside, the manageable lot offers just enough space for gardening or relaxation without heavy maintenance. The property's location is truly a standout feature, situated in a prime area that balances convenience with tranquility. One of the most peaceful highlights of this property is the scenic view, as the home directly overlooks the greenery of Ahtanum Park. This tranquil backdrop provides a sense of openness and a connection to the outdoors right from your window. With its combination of essential structural updates, a roomy interior, and a prime view, this is a fantastic opportunity for anyone seeking a move-in-ready home that prioritizes comfort, efficiency, and a scenic setting.

Key facts

• Expansive layout
• Large walk-in closet
• Large open kitchen

Tags

• EXPANSIVE LAYOUT
• TWO DISTINCT LIVING SPACES
• LARGE OPEN KITCHEN
• FUNCTIONAL CENTRAL ISLAND
• LARGE WALK-IN CLOSET
• SIGNIFICANT STRUCTURAL UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.5% in Union Gap — 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 66/100 on livability (#315 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D, crime F, amenities F.
• Union Gap School District (suburban): math 54% / reading 59% proficiency, ranked #105 of 291 in WA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 172 active listings in the ZIP; 5 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 $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 + 3.0% 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 72 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (median comp): $136,515
• List price: $169,900
• Delta: 24.46%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2203 S 5th Ave	0.67mi	3/1.0	1,424 (-12%)	8mo	$250,000	$176	38

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,252
• Equity at exit: $25,333

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $42,247
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$891
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $485

Break-even live

Break-even rent $1,263

Max offer price $169,900

Occupancy floor 69%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Samantha Ct Union Gap, WA	3.0	2.5	1437	$1,900	$1.32	21d	1	0.68mi
2212 S 1st Ave Unit 1-3 Union Gap, WA	3.0	2.0	1200	$1,900	$1.58	13d	1	0.69mi
1917 Landon Ave Union Gap, WA	3.0	2.0	1400	$2,100	$1.50	44d	1	1.03mi
809 W Washington Ave Yakima, WA	2.0	2.0	1264	$1,595	$1.26	13d	1	1.15mi
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	21d	1	1.30mi

Listing history 17 events

1. 2026-06-19
   days on market $169,900 Active 72 DOM
2. 2026-06-18
   days on market $169,900 Active 71 DOM
3. 2026-06-17
   days on market $169,900 Active 70 DOM
4. 2026-06-16
   days on market $169,900 Active 69 DOM
5. 2026-06-15
   days on market $169,900 Active 68 DOM
6. 2026-06-14
   days on market $169,900 Active 66 DOM
7. 2026-06-13
   days on market $169,900 Active 65 DOM
8. 2026-06-10
   days on market $169,900 Active 63 DOM
9. 2026-06-09
   days on market $169,900 Active 62 DOM
10. 2026-06-08
    days on market $169,900 Active 61 DOM
11. 2026-06-07
    days on market $169,900 Active 60 DOM
12. 2026-06-03
    days on market $169,900 Active 56 DOM
13. 2026-06-02
    days on market $169,900 Active 55 DOM
14. 2026-06-01
    days on market $169,900 Active 54 DOM
15. 2026-05-31
    days on market $169,900 Active 53 DOM
16. 2026-05-30
    days on market $169,900 Active 52 DOM
17. 2026-04-09
    listed $169,900 Active 1577-char remark

    Show marketing remark (1577 chars)

    This clean and comfortable 3-bedroom, 2-bathroom home offers an expansive layout designed for maximum flexibility and ease of living. The interior features two distinct living spaces, providing plenty of room for both a formal gathering area and a casual media or family room. At the heart of the home, you'll find a large, open kitchen equipped with a functional central island, freshly painted cabinets, and a brand-new refrigerator. The bedrooms are generously sized, each boasting its own large walk-in closet for exceptional storage and organization. Both bathrooms are notably spacious, adding to the overall sense of roominess throughout the home. While the residence maintains its original character, it has been meticulously well-kept and features significant structural updates, including a roof that is only three years old and a water heater replaced just two years ago. Outside, the manageable lot offers just enough space for gardening or relaxation without heavy maintenance. The property's location is truly a standout feature, situated in a prime area that balances convenience with tranquility. One of the most peaceful highlights of this property is the scenic view, as the home directly overlooks the greenery of Ahtanum Park. This tranquil backdrop provides a sense of openness and a connection to the outdoors right from your window. With its combination of essential structural updates, a roomy interior, and a prime view, this is a fantastic opportunity for anyone seeking a move-in-ready home that prioritizes comfort, efficiency, and a scenic setting.

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$1,237/yr (+$103/mo · 289.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,511
• − Mortgage interest: −$9,517
• − Property taxes: −$428
• − Insurance: −$850
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$4,943
• Taxable income: $3,173
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $5,054/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 80/100 Cosmetic rehab

This clean and comfortable 3-bedroom, 2-bathroom home offers an expansive layout designed for maximum flexibility and ease of living. The interior features two distinct living spaces, providing plenty of room for both a formal gathering area and a casual media or family room. The home is in good condition with minor cosmetic updates needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value.
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value. ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs. ↑

ⓘ 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: Union Gap School District
• NCES district ID: 5309150
• Math proficiency: 54% ▬ 0.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $35,603
• Composite: 48.54/100
• National rank: #4614
• State rank: #105 of 291 in WA

Livability — Union Gap

• Score: 66/100
• State rank: #315
• US rank: #11294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union Gap, WA
• 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

1 event — show timeline

• 2026-04-09 Listed $169,900 YAMLS

Property tax history

+6.7%/yr

Latest (2026): $428 · -9.1% YoY. Source: county tax records.