55 W Washington Way #61 · Yakima, WA 98903

$48,500

2 bd · 1.5 ba · 672 sqft · SingleFamily public records · 39 Days on market

Built 1970 $72/sqft · 30% above area Est $40k · 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home needs a lot of work. The roof has been re-sealed, the project to renovated has been started but not completed. This is a 55+ park and lot rent is 865 dollars a month. CASH OFFERS ONLY.

Key facts

• New plumbing
• Resealed roof
• New electrical

Tags

• MODERN KITCHEN
• FULLY REMODELED BATHROOMS
• NEW PLUMBING
• NEW ELECTRICAL
• RESEALED ROOF
• FULL IRRIGATION SYSTEM

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: Detached off-street garage; 1 garage space
• Utilities: Public water; Sewer connected
• Home design: Manufactured home; Single-story; Residential property on leased land
• Construction: Metal siding
• Exterior features: Metal roof; Shed(s)

Interior

• Kitchen: Range
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Range; Carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 3.3% 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.
• Zoned schools: Ridgeview Elementary (537 students, 92% FRL); Lewis & Clark Middle School (852 students, 89% FRL); Davis High School (2,330 students, 83% FRL).
• Market conditions: 172 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $335 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $7k; list at $48k implies a 593% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $47,045 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.02% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.89%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (median comp): $39,890
• List price: $48,500
• Delta: 21.59%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 S 2nd Ave	0.40mi	1/1.0 (-1)	641 (-5%)	0mo	$167,000	$261	66
1220 Landon Ave	0.67mi	2/1.0	720 (+7%)	10mo	$260,000	$361	47

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: 35.1%
• Equity multiple: 2.49×
• Total profit: $20,187
• Equity at exit: $7,232

10-year hold

• IRR: 41.9%
• Equity multiple: 4.96×
• Total profit: $53,732
• Equity at exit: $4,193

Cash invested: $13,580 (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: 4.1×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$254
• Tax est. 1.5%: −$61 /mo · $728/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $440

Break-even live

Break-even rent $424

Max offer price $48,500

Occupancy floor 50%

Sensitivity live

Price	-10% $474	-5% $457	+0% $440	+5% $423	+10% $407
Rent	-10% $363	-5% $401	+0% $440	+5% $479	+10% $518
Rate	-1.0pp $465	-0.5pp $452	base $440	+0.5pp $428	+1.0pp $415

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1522 S 9th Ave Unit B Yakima, WA	1.0	1.0	595	$875	$1.47	22d	1	0.75mi
1420 Queen Ave Unit 1420 Yakima, WA	1.0	1.0	650	$1,050	$1.62	15d	1	1.02mi
2718 Kateenah Way Apt 26 Union Gap, WA	1.0	1.0	576	$1,050	$1.82	45d	1	1.33mi
2718 Kateenah Way Union Gap, WA	1.0	1.0	576	$1,028	$1.78	15d	3	1.34mi
1213 S 16th Ave Apt 3 Yakima, WA	1.0	1.0	540	$950	$1.76	45d	1	1.38mi
1206 S 15th Ave Yakima, WA	1.0	1.0	575	$990	$1.72	15d	2	1.39mi

Listing history 23 events

1. 2026-06-22
   days on market $48,500 Active 39 DOM
2. 2026-06-19
   days on market $48,500 Active 37 DOM
3. 2026-06-18
   days on market $48,500 Active 36 DOM
4. 2026-06-17
   days on market $48,500 Active 35 DOM
5. 2026-06-16
   days on market $48,500 Active 34 DOM
6. 2026-06-15
   days on market $48,500 Active 33 DOM
7. 2026-06-14
   days on market $48,500 Active 31 DOM
8. 2026-06-13
   days on market $48,500 Active 30 DOM
9. 2026-06-10
   days on market $48,500 Active 28 DOM
10. 2026-06-09
    days on market $48,500 Active 27 DOM
11. 2026-06-08
    days on market $48,500 Active 26 DOM
12. 2026-06-07
    days on market $48,500 Active 25 DOM
13. 2026-06-05
    days on market $48,500 Active 22 DOM
14. 2026-06-03
    days on market $48,500 Active 21 DOM
15. 2026-06-02
    days on market $48,500 Active 20 DOM
16. 2026-06-01
    days on market $48,500 Active 19 DOM
17. 2026-05-31
    days on market $48,500 Active 18 DOM
18. 2026-05-30
    days on market $48,500 Active 17 DOM
19. 2026-05-14
    listed $48,500 Active 676-char remark
20. 2026-02-03
    soldstatus $7,000 Closed 194-char remark

    Show marketing remark (194 chars)

    This home needs a lot of work. The roof has been re-sealed, the project to renovated has been started but not completed. This is a 55+ park and lot rent is 865 dollars a month. CASH OFFERS ONLY.

21. 2026-01-08
    listed $7,500 Active 194-char remark

    Show marketing remark (194 chars)

    This home needs a lot of work. The roof has been re-sealed, the project to renovated has been started but not completed. This is a 55+ park and lot rent is 865 dollars a month. CASH OFFERS ONLY.

22. 2015-12-03
    soldstatus $8,700

    Show marketing remark (128 chars)

    Well maintained single wide with new vinyl windows, new wall A/C, motivated snow bird bring offers. This park is a 55+ or older.

23. 2015-10-16
    listed $8,500

    Show marketing remark (128 chars)

    Well maintained single wide with new vinyl windows, new wall A/C, motivated snow bird bring offers. This park is a 55+ or older.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 13 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: $11,776
• − Mortgage interest: −$2,717
• − Property taxes: −$728
• − Insurance: −$242
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,411
• Taxable income: $4,795
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $4,131/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

+470.6% since first listed

5 events — show timeline

• 2026-05-14 Listed $48,500 YAMLS
• 2026-02-03 Sold (MLS) $7,000 YAMLS
• 2026-01-08 Listed $7,500 YAMLS
• 2015-12-03 Sold (MLS) $8,700 YAMLS
• 2015-10-16 Listed $8,500 YAMLS