1060 N Wenas Rd #9 · Selah, WA 98942

$99,500

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 21 Days on market

Built 2024 $145/sqft · 89% above area ↓ 13% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to High Valley Mobile Home Community! This brand new, meticulously crafted manufactured home offers 840 square feet of modern living space, featuring 2 bedrooms and 2 bathrooms. Designed with comfort & style in mind, this home boasts 8' Flat Ceilings for an open & airy feel, 2'x6' Exterior Walls for added insulation & strength, Hardwood Cabinets with 42' overheads for ample storage, LED Recessed Can Lights for energy-efficient lighting, Stainless Steel Appliance Package featuring 18 cu. ft. top freezer for all your culinary needs. Don't miss the opportunity to Own your dream manufactured home!

Key facts

• Plenty of storage
• Updated landscaping
• Kitchen with island

Tags

• KITCHEN WITH ISLAND
• PLENTY OF STORAGE
• UPDATED LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.0% in Selah — 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 75/100 on livability (#164 in WA, #3,936 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: schools C-, amenities D+, commute F.
• Selah School District (suburban): math 48% / reading 59% proficiency, ranked #113 of 291 in WA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 157 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).
• This rent is only 18% of the median local income ($85k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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 + 2.7% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.27% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $64,746
• List price: $99,500
• Delta: 53.68%
• 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
91 Missouri Ave	0.07mi	2/1.0	720 (+5%)	21mo	$260,000	$361	70

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 · 2.66% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,490
• Equity at exit: $14,836

10-year hold

• IRR: 12.5%
• Equity multiple: 1.97×
• Total profit: $27,141
• Equity at exit: $8,603

Cash invested: $27,860 (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 98942

• Home prices YoY: -22.6%
• Rents YoY: 2.7%
• Active inventory: 157
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $314

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 70%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 W Fremont Ave Unit 9 Selah, WA	2.0	1.0	750	$1,150	$1.53	43d	1	0.93mi
201B Valleyview Ave Selah, WA	1.0	1.0	460	$1,090	$2.37	21d	1	1.36mi
404 S 1st St Selah, WA	1.0	1.0	576	$1,005	$1.74	13d	2	1.44mi

Listing history 20 events

1. 2026-06-19
   days on market $99,500 Active 21 DOM
2. 2026-06-18
   days on market $99,500 Active 20 DOM
3. 2026-06-17
   days on market $99,500 Active 19 DOM
4. 2026-06-16
   days on market $99,500 Active 18 DOM
5. 2026-06-15
   days on market $99,500 Active 17 DOM
6. 2026-06-14
   days on market $99,500 Active 15 DOM
7. 2026-06-13
   days on market $99,500 Active 14 DOM
8. 2026-06-10
   days on market $99,500 Active 12 DOM
9. 2026-06-09
   days on market $99,500 Active 11 DOM
10. 2026-06-08
    days on market $99,500 Active 10 DOM
11. 2026-06-07
    days on market $99,500 Active 9 DOM
12. 2026-06-05
    days on market $99,500 Active 6 DOM
13. 2026-06-03
    days on market $99,500 Active 5 DOM
14. 2026-06-02
    days on market $99,500 Active 4 DOM
15. 2026-06-01
    days on market $99,500 Active 3 DOM
16. 2026-05-31
    days on market $99,500 Active 2 DOM
17. 2025-08-13
    price $99,500 626-char remark

    Show marketing remark (626 chars)

    Welcome to High Valley Mobile Home Community! This brand new, meticulously crafted manufactured home offers 840 square feet of modern living space, featuring 2 bedrooms and 2 bathrooms. Designed with comfort & style in mind, this home boasts 8' Flat Ceilings for an open & airy feel, 2'x6' Exterior Walls for added insulation & strength, Hardwood Cabinets with 42' overheads for ample storage, LED Recessed Can Lights for energy-efficient lighting, Stainless Steel Appliance Package featuring 18 cu. ft. top freezer for all your culinary needs. Don't miss the opportunity to Own your dream manufactured home!

18. 2025-03-31
    status Active 626-char remark

    Show marketing remark (626 chars)

    Welcome to High Valley Mobile Home Community! This brand new, meticulously crafted manufactured home offers 840 square feet of modern living space, featuring 2 bedrooms and 2 bathrooms. Designed with comfort & style in mind, this home boasts 8' Flat Ceilings for an open & airy feel, 2'x6' Exterior Walls for added insulation & strength, Hardwood Cabinets with 42' overheads for ample storage, LED Recessed Can Lights for energy-efficient lighting, Stainless Steel Appliance Package featuring 18 cu. ft. top freezer for all your culinary needs. Don't miss the opportunity to Own your dream manufactured home!

19. 2025-03-20
    status Pending 626-char remark

    Show marketing remark (626 chars)

    Welcome to High Valley Mobile Home Community! This brand new, meticulously crafted manufactured home offers 840 square feet of modern living space, featuring 2 bedrooms and 2 bathrooms. Designed with comfort & style in mind, this home boasts 8' Flat Ceilings for an open & airy feel, 2'x6' Exterior Walls for added insulation & strength, Hardwood Cabinets with 42' overheads for ample storage, LED Recessed Can Lights for energy-efficient lighting, Stainless Steel Appliance Package featuring 18 cu. ft. top freezer for all your culinary needs. Don't miss the opportunity to Own your dream manufactured home!

20. 2024-07-15
    listed $114,950 Active 626-char remark

    Show marketing remark (626 chars)

    Welcome to High Valley Mobile Home Community! This brand new, meticulously crafted manufactured home offers 840 square feet of modern living space, featuring 2 bedrooms and 2 bathrooms. Designed with comfort & style in mind, this home boasts 8' Flat Ceilings for an open & airy feel, 2'x6' Exterior Walls for added insulation & strength, Hardwood Cabinets with 42' overheads for ample storage, LED Recessed Can Lights for energy-efficient lighting, Stainless Steel Appliance Package featuring 18 cu. ft. top freezer for all your culinary needs. Don't miss the opportunity to Own your dream manufactured home!

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,221
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,895
• Taxable income: $2,328
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,215/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: Selah School District
• NCES district ID: 5307770
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $54,495
• Composite: 47.97/100
• National rank: #4809
• State rank: #113 of 291 in WA

Livability — Selah

• Score: 75/100
• State rank: #164
• US rank: #3936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yakima County · 134,789 people
• City population: 18,871
• Metro: Yakima, WA
• Population (ZIP): 18,871
• Household income: $84,646
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 159.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 6% · Canada, Philippines
• Languages at home: 84% English-only · Spanish 15%

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: ▼ -87.17%
• Current HPI: 297.7819
• Rent YoY: ▲ 2.66%
• 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

-13.4% since first listed

4 events — show timeline

• 2025-08-13 Price Changed $99,500 YAMLS
• 2025-03-31 Relisted — YAMLS
• 2025-03-20 Pending — YAMLS
• 2024-07-15 Listed $114,950 YAMLS

Property tax history

+9.6%/yr

Latest (2019): $61 · +32.5% YoY. Source: county tax records.