204 N Spokane St · Moxee, WA 98936

$289,000

2 bd · 1.0 ba · 1,008 sqft · Other public records · 18 Days on market

Built 1968 3,920 sqft lot

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super cute, move-in ready home with an open-concept layout! This charming 3-bedroom, 2-bath property features a dedicated laundry room and efficient mini split for year-round comfort. Step outside to a nicely fenced yard, perfect for summer barbecues and outdoor gatherings, all shaded by a beautiful mature tree that adds both character and comfort. A wonderful blend of functionality and charm-ready for you to call home!

Key facts

• Fenced yard
• Mature tree
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• DEDICATED LAUNDRY ROOM
• FENCED YARD
• MATURE TREE

Property features AI

Finance

• Other: Zoned R2 (2-family residential); Lot about 0.09 acre

Exterior

• Parking: Off-street parking
• Utilities: Public water; Sewer connected
• Home design: Single-family residence; 1 story
• Construction: Frame construction; Composition roof; Built as site-built residential
• Exterior features: Shed(s)

Interior

• Kitchen: Dishwasher, Range, Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump
• Interior features: Dishwasher, Range, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $289k.

Deal economics

• At list price, monthly cash flow is $7 ($85/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 $225k (22.1% below list).
• Recommended offer: $225k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#274 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: 24 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $9k 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 18 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,000 (22.1% below list)

Questions for the listing agent

1. Built in 1968 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-46,486
• Equity at exit: $43,091

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-40,329
• Equity at exit: $24,987

Cash invested: $80,920 (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 98936

• Home prices YoY: -13.1%
• Active inventory: 24
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $7

Break-even live

Break-even rent $2,241

Max offer price $289,000

Occupancy floor 95%

Sensitivity live

Price	-10% $171	-5% $89	+0% $7	+5% $-75	+10% $-157
Rent	-10% $-171	-5% $-82	+0% $7	+5% $96	+10% $185
Rate	-1.0pp $153	-0.5pp $81	base $7	+0.5pp $-68	+1.0pp $-144

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Chelan Ave Moxee, WA	3.0	2.0	1436	$2,250	$1.57	45d	1	0.26mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-13
   listed $289,000 Active

ⓘ 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: $1,614 · $134/mo
• Projected year-2 tax: $2,832 · $236/mo
• Expected delta: +$1,218/yr (+$102/mo · 75.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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: $27,000
• − Mortgage interest: −$16,188
• − Property taxes: −$1,614
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$8,407
• Taxable loss: −$4,974
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $1,279/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 — Moxee

• Score: 68/100
• State rank: #274
• US rank: #9442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moxee, WA
• Population (ZIP): 8,898

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 White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 43% Two or more races 20% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 34% Arabic 2%

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: ▼ -46.36%
• Current HPI: 307.4978
• 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

2 events — show timeline

• 2026-05-01 Pending — YAMLS
• 2026-04-13 Listed $289,000 YAMLS

Property tax history

+2.8%/yr

Latest (2026): $1,614 · -35.1% YoY. Source: county tax records.