2205 Butterfield Rd #11 · Terrace Heights, WA 98901

$68,900

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 69 Days on market

Built 1973

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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
• Schools +5.1/10.0
• Rent growth +4.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained and nicely updated 1,200 sq ft double-wide mobile home located in a quiet, all-ages park. The home features updates completed within the last seven years, including newer double-pane windows and a newer water heater. Spacious driveway parking accommodates up to six vehicles, with four under the covered carport and room for two additional cars. Enjoy the covered carport and patio area, perfect for outdoor living. A great opportunity for comfortable living in a peaceful community.

Key facts

• Covered carport
• Water heater
• Patio area

Tags

• DOUBLE-PANE WINDOWS
• WATER HEATER
• COVERED CARPORT
• PATIO AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $476 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 + 8.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $69k implies a 392% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $64,765 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 Cascade Rd	0.30mi	2/1.0	1,289 (+7%)	18mo	$220,000	$171	55

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: 14.6%
• Equity multiple: 1.62×
• Total profit: $11,993
• Equity at exit: $10,273

10-year hold

• IRR: 26.9%
• Equity multiple: 3.95×
• Total profit: $56,890
• Equity at exit: $5,957

Cash invested: $19,292 (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: 6.0×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $284

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 66%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 E Spruce St Yakima, WA	2.0–4.0	2.0	1023	$950	$0.93	13d	1	1.16mi
20 S Fair Ave Unit 2 Yakima, WA	1.0	1.0	752	$850	$1.13	13d	1	1.21mi
1017 E Spruce St Unit 1017 1/2 Yakima, WA	1.0	1.0	875	$825	$0.94	13d	1	1.33mi
1618 E Beech St Yakima, WA	3.0	2.0	1145	$1,140	$1.00	13d	1	1.41mi

Listing history 4 events

1. 2026-04-16
   status Pending
2. 2026-03-20
   price $68,900
3. 2026-02-07
   listed $74,900 Active
4. 1988-05-11
   soldstatus $14,000

ⓘ 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 (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $11,540
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,004
• Taxable income: $2,452
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $2,814/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: 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

+392.1% since first listed

4 events — show timeline

• 2026-04-16 Pending — YAMLS
• 2026-03-20 Price Changed $68,900 YAMLS
• 2026-02-07 Listed $74,900 YAMLS
• 1988-05-11 Sold (Public Records) $14,000 Public Records

Property tax history

-13.0%/yr

Latest (2026): $47 · -6.8% YoY. Source: county tax records.