105 W Washington Ave #3 · Yakima, WA 98903

$47,500

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 2 Days on market

Built 1986

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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
• 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

Convenient central location close to bus lines and amenities. Family and pet friendly with RV storage available.

Key facts

• Some new windows
• Covered porches
• New shower insert

Tags

• NEWER LAMINATE FLOORING
• ALL NEW WINDOW COVERINGS
• NEW SHOWER INSERT
• SOME NEW WINDOWS
• ADJUSTABLE LED TUBE LIGHTS
• COVERED PORCHES

Property features AI

Exterior

• Parking: 2-car garage; Off-street parking
• Utilities: Shared well water; Sewer connected
• Home design: Manufactured home (on leased land); Single-story
• Construction: Vinyl siding
• Exterior features: Corner lot; Level lot; Metal roof

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Accessible entrance; Garden

🏷️ Possibly a rental listed for sale. The $47,500 price doesn't fit this home's estimated sale value (~$271,656) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Cap rate 23.6% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $328 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $32k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $47,500

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. 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?
3. 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.
4. 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.
5. 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: 2.58% ✓
• Cap rate: 23.64%
• Cash-on-cash: 61.96%
• DSCR: 3.76
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $271,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1914 Landon Ave	0.11mi	2/1.0	944 (+2%)	8mo	$220,000	$233	85
2006 Cornell Ave	0.47mi	2/1.0	928 (+0%)	9mo	$239,900	$259	70
1522 Landon Ave	0.37mi	2/1.0	900 (-3%)	14mo	$229,000	$254	67
1906 Corpman Ln	0.42mi	2/1.0	840 (-9%)	5mo	$210,000	$250	61
1506 S 2nd Ave	0.45mi	2/1.0	840 (-9%)	7mo	$275,000	$327	58
2216 S 6th Ave	0.61mi	2/1.0	988 (+7%)	8mo	$290,000	$294	53
1913 S 10th Ave	0.67mi	2/2.0	1,008 (+9%)	1mo	$305,000	$303	49
2110 S 7th Ave	0.60mi	2/1.0	1,016 (+10%)	11mo	$235,000	$231	46
1716 S 7th Ave	0.53mi	2/1.0	816 (-12%)	14mo	$245,000	$300	44
1318 S 6th Ave	0.74mi	2/1.0	1,044 (+13%)	1mo	$215,000	$206	44
1511 S 5th Ave	0.51mi	3/1.5 (+1)	1,025 (+11%)	9mo	$310,000	$302	44
708 W Mead Ave	0.72mi	2/2.0	1,010 (+9%)	14mo	$314,000	$311	35

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: 60.9%
• Equity multiple: 3.71×
• Total profit: $36,032
• Equity at exit: $7,082

10-year hold

• IRR: 65.5%
• Equity multiple: 7.59×
• Total profit: $87,658
• Equity at exit: $4,107

Cash invested: $13,300 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$249
• Tax from tax record: −$13 /mo · $162/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $687

Break-even live

Break-even rent $357

Max offer price $47,500

Occupancy floor 39%

Sensitivity live

Price	-10% $714	-5% $700	+0% $687	+5% $673	+10% $660
Rent	-10% $590	-5% $638	+0% $687	+5% $735	+10% $784
Rate	-1.0pp $711	-0.5pp $699	base $687	+0.5pp $674	+1.0pp $662

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 S 1st Ave Unit 1 Yakima, WA	2.0	1.0	911	$1,250	$1.37	14d	1	0.33mi
1418 Cornell Ave Yakima, WA	3.0	1.0	1000	$1,800	$1.80	44d	1	0.67mi
1522 S 9th Ave Unit B Yakima, WA	1.0	1.0	595	$875	$1.47	21d	1	0.72mi
1420 Queen Ave Unit 1420 Yakima, WA	1.0	1.0	650	$1,050	$1.62	14d	1	0.99mi
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	14d	1	1.19mi
2718 Kateenah Way Apt 26 Union Gap, WA	1.0	1.0	576	$1,050	$1.82	44d	1	1.33mi
2718 Kateenah Way Union Gap, WA	1.0	1.0	576	$1,028	$1.78	14d	3	1.34mi
1213 S 16th Ave Apt 3 Yakima, WA	1.0	1.0	540	$950	$1.76	44d	1	1.37mi
1206 S 15th Ave Yakima, WA	1.0	1.0	575	$990	$1.72	14d	2	1.38mi

Listing history 3 events

1. 2026-06-19
   days on market $47,500 Active 2 DOM
2. 2026-06-17
   remarks 468-char remark
3. 2026-06-17
   listed $47,500 Active 1 DOM

ⓘ 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: $162 · $13/mo
• Projected year-2 tax: $466 · $39/mo
• Expected delta: +$304/yr (+$25/mo · 187.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 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: $14,721
• − Mortgage interest: −$2,661
• − Property taxes: −$162
• − Insurance: −$238
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$1,382
• Taxable income: $7,924
• Est. tax owed @ 24.0%: −$1,902
• After-tax cash flow: $6,339/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

+19.0% since first listed

3 events — show timeline

• 2026-06-17 Listed $47,500 YAMLS
• 2021-11-22 Sold (MLS) $32,000 YAMLS
• 2021-10-15 Listed $39,900 YAMLS

Property tax history

+0.4%/yr

Latest (2024): $162 · +8.3% YoY. Source: county tax records.