1100 S Euclid #4 Rd #4 · Grandview, WA 98930

$46,500

2 bd · 2.0 ba · 924 sqft · SingleFamily public records · 46 Days on market

Built 1975 4,356 sqft lot $50/sqft · 82% below area ↓ 6% since listing

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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
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 291578 Calling all active adults aged 55 and above! Embrace a relaxed life style in this charming 1975 mobile home with a tip-out. Featuring upgrades; new plumbing, some new carpets, heat pump for central heat and air, newer vinyl windows. This property offers comfort and convenience tailored to your needs. Priced at $46,500. Seize this opportunity to enjoy your golden years in a cozy home of your own! Space rent is $575.

Key facts

• 4,356 sq ft lot
• Built 1975
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.6% vs local median 2.2% in Grandview — 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 67/100 on livability (#308 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D, amenities F.
• Grandview School District (town): math 47% / reading 40% proficiency, ranked #203 of 291 in WA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 196 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $321 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

• It's been on market 46 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $25k; list at $46k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,105 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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: 2.99% ✓
• Cap rate: 27.57%
• Cash-on-cash: 75.99%
• DSCR: 4.38
• GRM: 2.8

CMA / ARV

• ARV (median comp): $291,074
• List price: $46,500
• Delta: -84.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 Missouri St	0.37mi	2/1.0	967 (+5%)	20mo	$285,000	$295	54
908 W 5th St	0.48mi	3/1.5 (+1)	974 (+5%)	10mo	$299,000	$307	53
1810 Queen St	0.64mi	3/1.0 (+1)	1,032 (+12%)	17mo	$268,000	$260	28

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: 75.9%
• Equity multiple: 4.45×
• Total profit: $44,970
• Equity at exit: $6,933

10-year hold

• IRR: 79.6%
• Equity multiple: 9.20×
• Total profit: $106,742
• Equity at exit: $4,020

Cash invested: $13,020 (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 98930

• Home prices YoY: -16.7%
• Active inventory: 196
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$244
• Tax from tax record: −$9 /mo · $106/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $825

Break-even live

Break-even rent $344

Max offer price $46,500

Occupancy floor 36%

Sensitivity live

Price	-10% $851	-5% $838	+0% $825	+5% $811	+10% $798
Rent	-10% $715	-5% $770	+0% $825	+5% $879	+10% $934
Rate	-1.0pp $848	-0.5pp $836	base $825	+0.5pp $812	+1.0pp $800

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: $11,625
• Closing costs: $1,395
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Hillcrest St Grandview, WA	2.0	1.0	888	$1,195	$1.35	45d	1	0.23mi
1007 Grandridge Rd Unit C202 Grandview, WA	2.0	2.0	963	$1,885	$1.96	45d	1	0.58mi

Listing history 7 events

1. 2026-05-11
   status Pending 430-char remark

   Show marketing remark (430 chars)

   MLS# 291578 Calling all active adults aged 55 and above! Embrace a relaxed life style in this charming 1975 mobile home with a tip-out. Featuring upgrades; new plumbing, some new carpets, heat pump for central heat and air, newer vinyl windows. This property offers comfort and convenience tailored to your needs. Priced at $46,500. Seize this opportunity to enjoy your golden years in a cozy home of your own! Space rent is $575.

2. 2026-03-26
   listed $46,500 Active 430-char remark

   Show marketing remark (430 chars)

   MLS# 291578 Calling all active adults aged 55 and above! Embrace a relaxed life style in this charming 1975 mobile home with a tip-out. Featuring upgrades; new plumbing, some new carpets, heat pump for central heat and air, newer vinyl windows. This property offers comfort and convenience tailored to your needs. Priced at $46,500. Seize this opportunity to enjoy your golden years in a cozy home of your own! Space rent is $575.

3. 2024-09-26
   soldstatus $25,000 Closed 398-char remark

   Show marketing remark (398 chars)

   MLS# 276623 Calling all active adults aged 55 and above! Embrace a relaxed lifestyle in this charming 1975 single wide mobile home with a tip-out. Featuring appliances, 2 storage sheds, central heat and air, and newer vinyl windows, this property offers comfort and convenience tailored to your needs. Priced at $30,000, seize this opportunity to enjoy your golden years in a cozy home of your own!

4. 2024-09-06
   historical Active Under Contract 398-char remark

   Show marketing remark (398 chars)

   MLS# 276623 Calling all active adults aged 55 and above! Embrace a relaxed lifestyle in this charming 1975 single wide mobile home with a tip-out. Featuring appliances, 2 storage sheds, central heat and air, and newer vinyl windows, this property offers comfort and convenience tailored to your needs. Priced at $30,000, seize this opportunity to enjoy your golden years in a cozy home of your own!

5. 2024-08-22
   price $30,000 398-char remark

   Show marketing remark (398 chars)

   MLS# 276623 Calling all active adults aged 55 and above! Embrace a relaxed lifestyle in this charming 1975 single wide mobile home with a tip-out. Featuring appliances, 2 storage sheds, central heat and air, and newer vinyl windows, this property offers comfort and convenience tailored to your needs. Priced at $30,000, seize this opportunity to enjoy your golden years in a cozy home of your own!

6. 2024-08-12
   price $46,000 398-char remark

   Show marketing remark (398 chars)

   MLS# 276623 Calling all active adults aged 55 and above! Embrace a relaxed lifestyle in this charming 1975 single wide mobile home with a tip-out. Featuring appliances, 2 storage sheds, central heat and air, and newer vinyl windows, this property offers comfort and convenience tailored to your needs. Priced at $30,000, seize this opportunity to enjoy your golden years in a cozy home of your own!

7. 2024-06-10
   listed $49,500 Active 398-char remark

   Show marketing remark (398 chars)

   MLS# 276623 Calling all active adults aged 55 and above! Embrace a relaxed lifestyle in this charming 1975 single wide mobile home with a tip-out. Featuring appliances, 2 storage sheds, central heat and air, and newer vinyl windows, this property offers comfort and convenience tailored to your needs. Priced at $30,000, seize this opportunity to enjoy your golden years in a cozy home of your own!

ⓘ 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: $106 · $9/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$350/yr (+$29/mo · 329.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,657
• − Mortgage interest: −$2,605
• − Property taxes: −$106
• − Insurance: −$232
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$1,353
• Taxable income: $9,696
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $7,567/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: Grandview School District
• NCES district ID: 5303150
• Math proficiency: 47% ▲ 8.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $43,388
• Composite: 39.06/100
• National rank: #8271
• State rank: #203 of 291 in WA

Livability — Grandview

• Score: 67/100
• State rank: #308
• US rank: #10853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, WA
• Population (ZIP): 15,071

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 Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 27% White 18% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Italian 2% Portuguese 1% Iranian 1%
• Foreign-born: 27% · Canada
• Languages at home: 33% English-only · Spanish 65%

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: ▼ -65.13%
• Current HPI: 324.6036
• 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

-6.1% since first listed

7 events — show timeline

• 2026-05-11 Pending — PACMLS
• 2026-03-26 Listed $46,500 PACMLS
• 2024-09-26 Sold (MLS) $25,000 PACMLS
• 2024-09-06 Contingent — PACMLS
• 2024-08-22 Price Changed $30,000 PACMLS
• 2024-08-12 Price Changed $46,000 PACMLS
• 2024-06-10 Listed $49,500 PACMLS

Property tax history

+9.8%/yr

Latest (2019): $106 · +27.3% YoY. Source: county tax records.