55 W Washington Ave #177 · Yakima, WA 98903

$55,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 17 Days on market

Built 1976 ↓ 21% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Well-maintained, large manufactured home nestled in the Broadmoor Park 55+ community on Washington Ave with 3 bedrooms, 2 bathrooms, and a spacious total of 1,608 sqft of living space. This unique home has two large living areas, an expansive kitchen with an island, a formal dining room, and two spacious, covered exterior porches. There is a mudroom addition and an exterior shed offering extra storage space. You'll find ample storage all around and some unique characteristics that you don't see in many homes, such as the plumbed wet bar, 2 carports, an oversized primary bedroom, an enclosed back porch, and much more. All new vinyl flooring has been installed throughout, with new carpet in two bedrooms. Enjoy the community clubhouse, pool, and rec room every day of the week! This home may qualify for financing! Schedule a showing today!

Key facts

• Formal dining room
• Mudroom addition
• Exterior shed

Tags

• TWO LARGE LIVING AREAS
• EXPANSIVE KITCHEN WITH ISLAND
• FORMAL DINING ROOM
• COVERED EXTERIOR PORCHES
• MUDROOM ADDITION
• EXTERIOR SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.2% 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.
• Market conditions: 172 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

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

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.19% ✓
• Cap rate: 28.20%
• Cash-on-cash: 78.25%
• DSCR: 4.48
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $303,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 Landon Ave	0.29mi	2/1.0 (-1)	1,574 (-2%)	12mo	$260,000	$165	64
63 W Mead Ave	0.41mi	3/2.0	1,779 (+11%)	5mo	$325,000	$183	59
1302 S 3rd Ave	0.67mi	4/2.0 (+1)	1,620 (+1%)	7mo	$360,000	$222	57
1401 S 3rd Ave	0.56mi	3/1.0	1,617 (+1%)	15mo	$305,000	$189	56
1612 S 4th Ave	0.40mi	2/1.5 (-1)	1,792 (+11%)	7mo	$314,444	$175	50
2020 S 1st Ave	0.40mi	3/2.0	1,456 (-10%)	19mo	$285,000	$196	49
1216 S 2nd Ave	0.70mi	4/1.5 (+1)	1,542 (-4%)	9mo	$300,000	$195	46
1516 Cornell Ave	0.62mi	3/0.5	1,552 (-4%)	18mo	$270,000	$174	45
104 Whitman St	0.43mi	3/1.0	1,395 (-13%)	12mo	$325,000	$233	44
1406 S 3rd Ave	0.56mi	2/1.5 (-1)	1,435 (-11%)	7mo	$303,000	$211	44
1305 S First Ave	0.61mi	2/1.0 (-1)	1,668 (+4%)	16mo	$275,000	$165	43
2203 S 5th Ave	0.65mi	3/1.0	1,424 (-11%)	8mo	$250,000	$176	40

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: 78.3%
• Equity multiple: 4.58×
• Total profit: $55,069
• Equity at exit: $8,201

10-year hold

• IRR: 81.9%
• Equity multiple: 9.47×
• Total profit: $130,413
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $1,004

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,042	-5% $1,023	+0% $1,004	+5% $985	+10% $966
Rent	-10% $866	-5% $935	+0% $1,004	+5% $1,073	+10% $1,143
Rate	-1.0pp $1,032	-0.5pp $1,018	base $1,004	+0.5pp $990	+1.0pp $975

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	45d	1	0.27mi
1512 Landon Ave Unit 1 Yakima, WA	3.0	1.0	1200	$1,500	$1.25	22d	1	0.30mi
1401 S 4th Ave Unit 1 Yakima, WA	3.0	2.0	1320	$1,495	$1.13	22d	1	0.56mi
2212 S 1st Ave Unit 1-3 Union Gap, WA	3.0	2.0	1200	$1,900	$1.58	14d	1	0.61mi
Samantha Ct Union Gap, WA	3.0	2.5	1437	$1,900	$1.32	22d	1	0.64mi
809 W Washington Ave Yakima, WA	2.0	2.0	1264	$1,595	$1.26	14d	1	0.70mi
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	22d	1	0.86mi
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	14d	1	1.03mi
808 S 2nd Ave Unit A Yakima, WA	3.0	2.0	1133	$1,495	$1.32	45d	1	1.14mi
1900 W Mead Ave #1 Yakima, WA	3.0	2.0	1350	$2,050	$1.52	22d	1	1.50mi

Listing history 13 events

1. 2026-06-05
   statusdays on market $55,000 Pending 17 DOM
2. 2026-06-03
   days on market $55,000 Active 16 DOM
3. 2026-06-02
   days on market $55,000 Active 15 DOM
4. 2026-06-01
   days on market $55,000 Active 14 DOM
5. 2026-05-31
   days on market $55,000 Active 13 DOM
6. 2026-05-30
   days on market $55,000 Active 12 DOM
7. 2026-05-18
   listed $55,000 Active 847-char remark

   Show marketing remark (847 chars)

   Well-maintained, large manufactured home nestled in the Broadmoor Park 55+ community on Washington Ave with 3 bedrooms, 2 bathrooms, and a spacious total of 1,608 sqft of living space. This unique home has two large living areas, an expansive kitchen with an island, a formal dining room, and two spacious, covered exterior porches. There is a mudroom addition and an exterior shed offering extra storage space. You'll find ample storage all around and some unique characteristics that you don't see in many homes, such as the plumbed wet bar, 2 carports, an oversized primary bedroom, an enclosed back porch, and much more. All new vinyl flooring has been installed throughout, with new carpet in two bedrooms. Enjoy the community clubhouse, pool, and rec room every day of the week! This home may qualify for financing! Schedule a showing today!

8. 2026-05-07
   status Pending
9. 2026-04-03
   price $55,000
10. 2026-02-07
    price $68,000
11. 2025-12-22
    listed $73,000 Active
12. 2021-06-11
    soldstatus $65,000
13. 2021-04-30
    listed $69,900

ⓘ 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: $21,027
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$1,600
• Taxable income: $11,881
• Est. tax owed @ 24.0%: −$2,852
• After-tax cash flow: $9,198/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

-21.3% since first listed

7 events — show timeline

• 2026-05-18 Listed $55,000 YAMLS
• 2026-05-07 Pending — YAMLS
• 2026-04-03 Price Changed $55,000 YAMLS
• 2026-02-07 Price Changed $68,000 YAMLS
• 2025-12-22 Listed $73,000 YAMLS
• 2021-06-11 Sold (MLS) $65,000 YAMLS
• 2021-04-30 Listed $69,900 YAMLS

Property tax history

-14.4%/yr

Latest (2026): $44 · -4.0% YoY. Source: county tax records.