333 N 42nd Ave · Yakima, WA 98908

$149,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 166 Days on market

Built 1954 Fair condition $167/sqft · 43% below area Est $265k · 43% under ↓ 3% since listing

---

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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adult Living at its best in the 55 plus community of Sunset Courts. This 2 bedroom, 1 bathroom unit has an updated bathroom, windows, Kitchen floor, and carpet. A unique feature of this unit is the covered back porch. Also included is a detached single car garage and a community laundry room with extra storage. Located within walking distance of the Westpark shopping center, providing plenty of shopping opportunities and restaurants. The monthly fee of $350.00 pays for W/ S/G, property taxes, insurance, Irrigation water, Heat, Hot water, Maintenance & Repair of the exterior of the building & heating system. Do not miss out on the low Maintenance, secure lifestyle of the Sunset courts. Schedule a showing today.

Key facts

• Updated bathroom
• Covered back porch
• Garage

Tags

• UPDATED BATHROOM
• COVERED BACK PORCH
• DETACHED SINGLE CAR GARAGE
• COMMUNITY LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $65 ($778/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (7.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.1% 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.
• Zoned schools: Gilbert Elementary School (413 students, 71% FRL); Wilson Middle School (856 students, 72% FRL); Davis High School (2,330 students, 83% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: Rents rising fast (+6.5%/yr); 441 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $264,570
• List price: $149,900
• Delta: -43.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 N 42nd Ave	0.04mi	2/1.0	900 (0%)	16mo	$165,000	$183	85
404 N 39th Ave	0.19mi	2/1.0	1,008 (+12%)	4mo	$219,500	$218	68
208 S 47th Ave	0.61mi	2/0.5	865 (-4%)	2mo	$293,500	$339	62
423 S 50th Ave	0.87mi	2/1.0	928 (+3%)	8mo	$275,000	$296	53
406 S 32nd Ave	0.84mi	2/1.0	988 (+10%)	8mo	$298,648	$302	42
108 N 53rd Ave	0.82mi	2/1.0	868 (-4%)	20mo	$285,000	$328	42
404 S 49th Ave	0.77mi	3/1.0 (+1)	999 (+11%)	9mo	$330,000	$330	34
401 S 37th Ave	0.65mi	2/1.0	1,034 (+15%)	13mo	$340,000	$329	34
2507 W Chestnut Ave	1.11mi	2/1.0	1,042 (+16%)	13mo	$315,000	$302	29
322 N 30th Ave	0.74mi	2/2.0	1,050 (+17%)	10mo	$315,000	$300	29
109 N 49th Ave	0.52mi	3/2.0 (+1)	1,061 (+18%)	18mo	$270,000	$254	27
106 S 53rd Ave	0.86mi	3/1.5 (+1)	1,074 (+19%)	10mo	$360,000	$335	24

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.64×
• Total profit: $-15,137
• Equity at exit: $22,351

10-year hold

• IRR: 4.0%
• Equity multiple: 1.34×
• Total profit: $14,264
• Equity at exit: $12,961

Cash invested: $41,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $297,500 ($322/sqft)
• Median days on market: 17 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98908

• Rents YoY: 6.5%
• Active inventory: 441
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $65

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $168	-5% $117	+0% $65	+5% $13	+10% $-39
Rent	-10% $-45	-5% $10	+0% $65	+5% $120	+10% $175
Rate	-1.0pp $140	-0.5pp $103	base $65	+0.5pp $26	+1.0pp $-14

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 Fairbanks Ave Yakima, WA	1.0	1.0	672	$876	$1.30	62d	14	0.48mi
4004 W Walnut St Yakima, WA	2.0	1.0	763	$1,212	$1.59	62d	3	0.60mi
4004 W Walnut St Apt 4 Yakima, WA	2.0	1.0	763	$1,225	$1.61	70d	1	0.60mi
4004 W Walnut St Apt 16 Yakima, WA	2.0	1.0	763	$1,225	$1.61	93d	1	0.60mi
4004 Bell Ave Yakima, WA	2.0	1.0	825	$1,195	$1.45	62d	2	0.66mi
Cascade Loop Yakima, WA	2.0	1.0	1030	$1,800	$1.75	62d	1	0.83mi
3413 Cascade Loop Yakima, WA	2.0	1.0	1000	$1,825	$1.82	62d	1	0.84mi
409 S 50th Ave Unit 2 Yakima, WA	2.0	1.0	784	$1,250	$1.59	62d	1	0.84mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	93d	1	0.93mi
905 S 44th Ave Yakima, WA	2.0–3.0	1.0–1.5	965	$1,350	$1.40	62d	3	1.02mi
905 S 44th Ave Unit B04 Yakima, WA	3.0	1.5	1100	$1,575	$1.43	93d	1	1.02mi
1020 S 41st Ave Yakima, WA	1.0	1.0	532	$1,028	$1.93	62d	5	1.19mi
406 S 60th Ave Unit B Yakima, WA	2.0	2.0	664	$1,108	$1.67	62d	1	1.33mi

Listing history 50 events

1. 2026-07-25
   days on market $149,900 Active 166 DOM
2. 2026-07-23
   days on market $149,900 Active 164 DOM
3. 2026-07-22
   days on market $149,900 Active 163 DOM
4. 2026-07-21
   days on market $149,900 Active 162 DOM
5. 2026-07-18
   days on market $149,900 Active 159 DOM
6. 2026-07-16
   days on market $149,900 Active 157 DOM
7. 2026-07-16
   days on market $149,900 Active 156 DOM
8. 2026-07-14
   days on market $149,900 Active 155 DOM
9. 2026-07-13
   days on market $149,900 Active 154 DOM
10. 2026-07-12
    days on market $149,900 Active 153 DOM
11. 2026-07-11
    days on market $149,900 Active 152 DOM
12. 2026-07-10
    days on market $149,900 Active 151 DOM
13. 2026-07-09
    days on market $149,900 Active 150 DOM
14. 2026-07-08
    days on market $149,900 Active 149 DOM
15. 2026-07-07
    days on market $149,900 Active 148 DOM
16. 2026-07-06
    days on market $149,900 Active 147 DOM
17. 2026-07-05
    days on market $149,900 Active 146 DOM
18. 2026-07-04
    days on market $149,900 Active 145 DOM
19. 2026-07-03
    days on market $149,900 Active 144 DOM
20. 2026-07-02
    days on market $149,900 Active 143 DOM
21. 2026-07-01
    days on market $149,900 Active 142 DOM
22. 2026-06-30
    days on market $149,900 Active 141 DOM
23. 2026-06-29
    days on market $149,900 Active 140 DOM
24. 2026-06-28
    days on market $149,900 Active 139 DOM
25. 2026-06-28
    days on market $149,900 Active 138 DOM
26. 2026-06-27
    days on market $149,900 Active 137 DOM
27. 2026-06-25
    days on market $149,900 Active 135 DOM
28. 2026-06-23
    days on market $149,900 Active 133 DOM
29. 2026-06-22
    days on market $149,900 Active 132 DOM
30. 2026-06-19
    days on market $149,900 Active 130 DOM
31. 2026-06-18
    days on market $149,900 Active 129 DOM
32. 2026-06-17
    days on market $149,900 Active 128 DOM
33. 2026-06-16
    days on market $149,900 Active 127 DOM
34. 2026-06-15
    days on market $149,900 Active 126 DOM
35. 2026-06-14
    days on market $149,900 Active 124 DOM
36. 2026-06-13
    days on market $149,900 Active 123 DOM
37. 2026-06-10
    days on market $149,900 Active 121 DOM
38. 2026-06-09
    days on market $149,900 Active 120 DOM
39. 2026-06-08
    days on market $149,900 Active 119 DOM
40. 2026-06-07
    days on market $149,900 Active 118 DOM
41. 2026-06-05
    days on market $149,900 Active 115 DOM
42. 2026-06-03
    days on market $149,900 Active 114 DOM
43. 2026-06-02
    days on market $149,900 Active 113 DOM
44. 2026-06-01
    days on market $149,900 Active 112 DOM
45. 2026-05-31
    days on market $149,900 Active 111 DOM
46. 2026-05-30
    days on market $149,900 Active 110 DOM
47. 2026-02-09
    listed $149,900 Active 731-char remark

    Show marketing remark (731 chars)

    Adult Living at its best in the 55 plus community of Sunset Courts. This 2 bedroom, 1 bathroom unit has an updated bathroom, windows, Kitchen floor, and carpet. A unique feature of this unit is the covered back porch. Also included is a detached single car garage and a community laundry room with extra storage. Located within walking distance of the Westpark shopping center, providing plenty of shopping opportunities and restaurants. The monthly fee of $350.00 pays for W/ S/G, property taxes, insurance, Irrigation water, Heat, Hot water, Maintenance & Repair of the exterior of the building & heating system. Do not miss out on the low Maintenance, secure lifestyle of the Sunset courts. Schedule a showing today.

48. 2025-09-29
    price $149,900
49. 2025-08-26
    price $153,000
50. 2025-08-12
    listed $155,000 Active

ⓘ 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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,720
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$4,361
• Taxable loss: −$1,711
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,188/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab Est. rehab $22,500–$40,500 screening

This home requires moderate renovations to improve its condition and appearance, with a focus on the kitchen, bathrooms, and interior walls. Upgrades to these areas can significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance and need for cleaning.
• Moderate Bathroom vanity — Worn appearance and need for cleaning.
• Moderate Living room carpet — Worn appearance and need for replacement or cleaning.
• Moderate Interior wall paint — Chipping and need for touch-up or repainting.
• Moderate Window frames — Worn appearance and need for cleaning or replacement.
• Minor Landscaping — Could benefit from some updates to enhance curb appeal.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace worn kitchen cabinets and countertops — New cabinets and countertops can significantly improve the kitchen's functionality and aesthetic appeal. ↑
• Both Replace worn bathroom vanity and fixtures — A new vanity and fixtures can enhance the bathroom's functionality and appearance. ↑
• Both Replace worn living room carpet — A new carpet can improve the living room's appearance and comfort. ↑
• Both Paint and touch-up interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Clean and replace worn window frames — Clean and updated window frames can improve the home's curb appeal and functionality. ↑
• Both Maintain and update landscaping — A well-maintained and updated landscaping can significantly enhance the home's curb appeal and value. ↑
• Both Replace HVAC unit — A new HVAC unit can improve the home's comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Gilbert Elementary School Middle Wilson Middle School High Eisenhower High School

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

A Composite livability gradescore 80/100

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
• County: Yakima County · 256,514 people
• City population: 115,918
• Metro: Yakima, WA
• Population (ZIP): 38,060
• Household income: $84,197
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 11% of renters

---

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 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: ▼ -337.28%
• Current HPI: 258.8688
• Rent YoY: ▲ 6.45%
• 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

-3.3% since first listed

4 events — show timeline

• 2026-02-09 Listed $149,900 YAMLS
• 2025-09-29 Price Changed $149,900 YAMLS
• 2025-08-26 Price Changed $153,000 YAMLS
• 2025-08-12 Listed $155,000 YAMLS