5050 Bohoskey Dr · Terrace Heights, WA 98901

$95,000

3 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 29 Days on market

Built 1930 40 ac lot

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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 +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

Discover the perfect blend of privacy, natural beauty, and opportunity with this stunning 39.57-acre property. Tucked away in a peaceful and secluded setting, this expansive parcel offers breathtaking views, abundant wildlife, and the kind of serenity that's hard to find. Whether you're looking to build your dream home, create a private retreat, or invest in land with endless potential, this property delivers. Enjoy wide open spaces, scenic surroundings, and the feeling of being away from it all while still being just minutes from town and everyday conveniences. A rare opportunity to own acreage in one of the area's most sought-after locations.

Key facts

• Breathtaking views
• Wide open spaces
• 39.57-acre property

Tags

• 39.57-ACRE PROPERTY
• BREATHTAKING VIEWS
• ABUNDANT WILDLIFE
• PRIVATE RETREAT
• WIDE OPEN SPACES
• SCENIC SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 8.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $80k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.86%
• DSCR: 2.15
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.11×
• Total profit: $29,601
• Equity at exit: $14,165

10-year hold

• IRR: 36.0%
• Equity multiple: 5.19×
• Total profit: $111,405
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $573

Break-even live

Break-even rent $873

Max offer price $95,000

Occupancy floor 59%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $95,000 Active 29 DOM
2. 2026-06-18
   days on market $95,000 Active 28 DOM
3. 2026-06-17
   days on market $95,000 Active 27 DOM
4. 2026-06-16
   days on market $95,000 Active 26 DOM
5. 2026-06-15
   days on market $95,000 Active 25 DOM
6. 2026-06-14
   days on market $95,000 Active 23 DOM
7. 2026-06-13
   days on market $95,000 Active 22 DOM
8. 2026-06-10
   days on market $95,000 Active 20 DOM
9. 2026-06-09
   days on market $95,000 Active 19 DOM
10. 2026-06-08
    days on market $95,000 Active 18 DOM
11. 2026-06-07
    days on market $95,000 Active 17 DOM
12. 2026-06-03
    days on market $95,000 Active 13 DOM
13. 2026-06-02
    days on market $95,000 Active 12 DOM
14. 2026-06-01
    days on market $95,000 Active 11 DOM
15. 2026-05-31
    days on market $95,000 Active 10 DOM
16. 2026-05-30
    days on market $95,000 Active 9 DOM
17. 2026-04-14
    price $79,950
18. 2026-02-03
    price $90,000
19. 2026-01-30
    status Active
20. 2026-01-06
    status Pending
21. 2025-09-26
    price $149,000
22. 2025-09-15
    listed $175,000 Active
23. 2023-06-12
    soldstatus $130,000 Closed
24. 2023-05-11
    status Pending
25. 2023-04-28
    price $149,900
26. 2023-03-02
    status Active
27. 2023-02-27
    status Pending
28. 2023-01-10
    status Active
29. 2023-01-10
    price $199,900
30. 2022-08-04
    listed $249,900 Active
31. 2021-09-02
    soldstatus $80,000
32. 2021-08-05
    listed $85,000
33. 2020-05-15
    listed $79,000
34. 2019-03-05
    listed $82,000
35. 2018-07-24
    listed $89,900
36. 2007-07-02
    soldstatus $80,000

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 3 d/yr ≥93°F today · 5 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,179
• − Mortgage interest: −$5,321
• − Property taxes: −$1,821
• − Insurance: −$475
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$2,764
• Taxable income: $5,730
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $5,503/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

• 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

-0.1% since first listed

20 events — show timeline

• 2026-04-14 Price Changed $79,950 YAMLS
• 2026-02-03 Price Changed $90,000 YAMLS
• 2026-01-30 Relisted — YAMLS
• 2026-01-06 Pending — YAMLS
• 2025-09-26 Price Changed $149,000 YAMLS
• 2025-09-15 Listed $175,000 YAMLS
• 2023-06-12 Sold (MLS) $130,000 YAMLS
• 2023-05-11 Pending — YAMLS
• 2023-04-28 Price Changed $149,900 YAMLS
• 2023-03-02 Relisted — YAMLS
• 2023-02-27 Pending — YAMLS
• 2023-01-10 Relisted — YAMLS
• 2023-01-10 Price Changed $199,900 YAMLS
• 2022-08-04 Listed $249,900 YAMLS
• 2021-09-02 Sold (MLS) $80,000 YAMLS
• 2021-08-05 Listed $85,000 YAMLS
• 2020-05-15 Listed $79,000 YAMLS
• 2019-03-05 Listed $82,000 YAMLS
• 2018-07-24 Listed $89,900 YAMLS
• 2007-07-02 Sold (Public Records) $80,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $1,821 · +66.1% YoY. Source: county tax records.