18 W Washington Ave #23 · Yakima, WA 98903

$75,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 125 Days on market

Built 1977 $56/sqft · 29% above area Est $58k · 29% 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

Welcome to 18 W. Washington Ave. #23! This cute 3 BD, 2 BA home sits on a desirable corner lot. As you approach the home you will notice a manicured yard, with a convenient wheelchair ramp leading to a covered porch area. Step inside, you are greeted by a thoughtful, open layout. The living room has a dining room off of it, the kitchen has been updated with newer appliances, and plenty of storage space. The primary bedroom is an ensuite, the bathroom has 2 shower stalls one being recently renovated. There is a dedicated laundry room, a full bathroom in the hallway and 2 other bedrooms. The Golden Villa 55+ community offers a club house, fitness center, billiard room, and a library. This home is centrally located to bus lines, grocery stores, restaurants, and much more.

Key facts

• Covered porch
• Plenty of storage
• Open layout

Tags

• CORNER LOT
• MANICURED YARD
• COVERED PORCH
• OPEN LAYOUT
• UPDATED KITCHEN
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 3.4% 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; 11 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 $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $75k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 2.30% ✓
• Cap rate: 20.92%
• Cash-on-cash: 52.23%
• DSCR: 3.32
• GRM: 3.6

CMA / ARV

• ARV (median comp): $58,250
• List price: $75,000
• Delta: 28.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Whitman St	0.45mi	3/1.0	1,395 (+4%)	12mo	$325,000	$233	59
63 W Whatcom St	0.37mi	3/2.0	1,240 (-8%)	21mo	$345,000	$278	53
2208 S 3rd Ave	0.62mi	3/2.0	1,196 (-11%)	2mo	$332,400	$278	51
2020 S 1st Ave	0.43mi	3/2.0	1,456 (+8%)	19mo	$285,000	$196	50
2203 S 5th Ave	0.70mi	3/1.0	1,424 (+6%)	8mo	$250,000	$176	47
2106 S 5th Ave	0.68mi	3/1.0	1,334 (-1%)	21mo	$256,000	$192	45
28 W Logan Ave	0.70mi	3/2.0	1,383 (+3%)	21mo	$305,000	$221	45
501 Whatcom St	0.65mi	3/1.0	1,216 (-10%)	8mo	$275,000	$226	44
2007 S 4th Ave	0.57mi	3/1.0	1,188 (-12%)	22mo	$285,000	$240	32

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: 50.2%
• Equity multiple: 3.19×
• Total profit: $46,047
• Equity at exit: $11,183

10-year hold

• IRR: 55.6%
• Equity multiple: 6.48×
• Total profit: $114,992
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$393
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $914

Break-even live

Break-even rent $568

Max offer price $75,000

Occupancy floor 42%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	44d	1	0.30mi
Samantha Ct Union Gap, WA	3.0	2.5	1437	$1,900	$1.32	21d	1	0.53mi
2212 S 1st Ave Unit 1-3 Union Gap, WA	3.0	2.0	1200	$1,900	$1.58	13d	1	0.55mi
1606 S 1st Ave Unit 1 Yakima, WA	2.0	1.0	911	$1,250	$1.37	13d	1	0.55mi
1512 Landon Ave Unit 1 Yakima, WA	3.0	1.0	1200	$1,500	$1.25	21d	1	0.59mi
1401 S 4th Ave Unit 1 Yakima, WA	3.0	2.0	1320	$1,495	$1.13	21d	1	0.86mi
809 W Washington Ave Yakima, WA	2.0	2.0	1264	$1,595	$1.26	13d	1	0.92mi
1418 Cornell Ave Yakima, WA	3.0	1.0	1000	$1,800	$1.80	44d	1	0.96mi
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	13d	1	1.01mi
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	21d	1	1.12mi
808 S 2nd Ave Unit A Yakima, WA	3.0	2.0	1133	$1,495	$1.32	44d	1	1.41mi

Listing history 14 events

1. 2026-06-13
   status $75,000 Pending 125 DOM
2. 2026-06-10
   days on market $75,000 Active 125 DOM
3. 2026-06-09
   days on market $75,000 Active 124 DOM
4. 2026-06-08
   days on market $75,000 Active 123 DOM
5. 2026-06-07
   days on market $75,000 Active 122 DOM
6. 2026-06-05
   days on market $75,000 Active 119 DOM
7. 2026-06-03
   days on market $75,000 Active 118 DOM
8. 2026-06-02
   pricedays on market $75,000 Active 117 DOM
9. 2026-06-01
   days on market $85,000 Active 116 DOM
10. 2026-05-31
    days on market $85,000 Active 115 DOM
11. 2026-05-30
    days on market $85,000 Active 114 DOM
12. 2026-04-09
    price $85,000 780-char remark

    Show marketing remark (780 chars)

    Welcome to 18 W. Washington Ave. #23! This cute 3 BD, 2 BA home sits on a desirable corner lot. As you approach the home you will notice a manicured yard, with a convenient wheelchair ramp leading to a covered porch area. Step inside, you are greeted by a thoughtful, open layout. The living room has a dining room off of it, the kitchen has been updated with newer appliances, and plenty of storage space. The primary bedroom is an ensuite, the bathroom has 2 shower stalls one being recently renovated. There is a dedicated laundry room, a full bathroom in the hallway and 2 other bedrooms. The Golden Villa 55+ community offers a club house, fitness center, billiard room, and a library. This home is centrally located to bus lines, grocery stores, restaurants, and much more.

13. 2026-02-05
    listed $91,000 Active 780-char remark

    Show marketing remark (780 chars)

    Welcome to 18 W. Washington Ave. #23! This cute 3 BD, 2 BA home sits on a desirable corner lot. As you approach the home you will notice a manicured yard, with a convenient wheelchair ramp leading to a covered porch area. Step inside, you are greeted by a thoughtful, open layout. The living room has a dining room off of it, the kitchen has been updated with newer appliances, and plenty of storage space. The primary bedroom is an ensuite, the bathroom has 2 shower stalls one being recently renovated. There is a dedicated laundry room, a full bathroom in the hallway and 2 other bedrooms. The Golden Villa 55+ community offers a club house, fitness center, billiard room, and a library. This home is centrally located to bus lines, grocery stores, restaurants, and much more.

14. 1989-06-22
    soldstatus $21,700

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$443/yr (+$37/mo · 151.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $20,703
• − Mortgage interest: −$4,201
• − Property taxes: −$292
• − Insurance: −$375
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$2,182
• Taxable income: $10,340
• Est. tax owed @ 24.0%: −$2,482
• After-tax cash flow: $8,487/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

+291.7% since first listed

3 events — show timeline

• 2026-04-09 Price Changed $85,000 YAMLS
• 2026-02-05 Listed $91,000 YAMLS
• 1989-06-22 Sold (Public Records) $21,700 Public Records

Property tax history

+4.1%/yr

Latest (2026): $292 · -4.9% YoY. Source: county tax records.