215 N 42nd Ave · Yakima, WA 98908

$135,000

2 bd · 1.0 ba · 8,778 sqft · Other public records · 276 Days on market

Built 1952 $15/sqft · 91% below area Est $155k · 13% under

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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 +13.3/15.0
• 1% rule +7.8/10.0
• DSCR +4.8/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in this 55+ community! located just behind Westpark Shopping Center. This co op offers 2 bedrooms, 1 bath with hardwood flooring in the living room and one bedroom. Nicely updated kitchen with easy access to a private back patio. 1 car garage. Enjoy this low maintenance lifestyle! CASH ONLY

Key facts

• Hardwood flooring
• Private back patio
• Updated kitchen

Tags

• HARDWOOD FLOORING
• UPDATED KITCHEN
• PRIVATE BACK PATIO
• LOW MAINTENANCE LIFESTYLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $59 ($713/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Rents rising fast (+6.5%/yr); 326 active listings in the ZIP; 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 $933 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 276 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $24k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.28% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 6.5

CMA / ARV

• ARV (median comp): $155,166
• List price: $135,000
• Delta: -13.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.69×
• Total profit: $-11,608
• Equity at exit: $20,129

10-year hold

• IRR: 6.8%
• Equity multiple: 1.61×
• Total profit: $23,243
• Equity at exit: $11,672

Cash invested: $37,800 (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 98908

• Rents YoY: 6.5%
• Active inventory: 326
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$546 /mo · $6,554/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $59

Break-even live

Break-even rent $1,659

Max offer price $135,000

Occupancy floor 92%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $135,000 Active 276 DOM
2. 2026-06-18
   days on market $135,000 Active 275 DOM
3. 2026-06-17
   days on market $135,000 Active 274 DOM
4. 2026-06-16
   days on market $135,000 Active 273 DOM
5. 2026-06-15
   days on market $135,000 Active 272 DOM
6. 2026-06-14
   days on market $135,000 Active 270 DOM
7. 2026-06-13
   days on market $135,000 Active 269 DOM
8. 2026-06-10
   days on market $135,000 Active 267 DOM
9. 2026-06-09
   days on market $135,000 Active 266 DOM
10. 2026-06-08
    days on market $135,000 Active 265 DOM
11. 2026-06-07
    days on market $135,000 Active 264 DOM
12. 2026-06-05
    days on market $135,000 Active 261 DOM
13. 2026-06-03
    days on market $135,000 Active 260 DOM
14. 2026-06-02
    days on market $135,000 Active 259 DOM
15. 2026-06-01
    days on market $135,000 Active 258 DOM
16. 2026-05-31
    days on market $135,000 Active 257 DOM
17. 2026-05-30
    days on market $135,000 Active 256 DOM
18. 2026-04-29
    price $135,000 309-char remark

    Show marketing remark (309 chars)

    Affordable living in this 55+ community! located just behind Westpark Shopping Center. This co op offers 2 bedrooms, 1 bath with hardwood flooring in the living room and one bedroom. Nicely updated kitchen with easy access to a private back patio. 1 car garage. Enjoy this low maintenance lifestyle! CASH ONLY

19. 2025-12-10
    price $150,000 309-char remark

    Show marketing remark (309 chars)

    Affordable living in this 55+ community! located just behind Westpark Shopping Center. This co op offers 2 bedrooms, 1 bath with hardwood flooring in the living room and one bedroom. Nicely updated kitchen with easy access to a private back patio. 1 car garage. Enjoy this low maintenance lifestyle! CASH ONLY

20. 2025-09-16
    listed $159,000 Active 309-char remark

    Show marketing remark (309 chars)

    Affordable living in this 55+ community! located just behind Westpark Shopping Center. This co op offers 2 bedrooms, 1 bath with hardwood flooring in the living room and one bedroom. Nicely updated kitchen with easy access to a private back patio. 1 car garage. Enjoy this low maintenance lifestyle! CASH ONLY

21. 2025-07-08
    price $159,000
22. 2025-04-30
    listed $169,000 Active
23. 2023-05-23
    soldstatus $160,000 Closed
24. 2023-03-23
    historical Active Under Contract
25. 2023-03-15
    price $156,000
26. 2023-02-01
    listed $160,000 Active
27. 2015-11-05
    soldstatus $66,950
28. 2015-07-20
    listed $69,950

ⓘ 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: $6,554 · $546/mo
• Projected year-2 tax: $6,554 · $546/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 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: $20,806
• − Mortgage interest: −$7,562
• − Property taxes: −$6,554
• − Insurance: −$675
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$3,927
• Taxable loss: −$1,241
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $1,010/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
• County: Yakima County · 134,789 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: 1265.0

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: 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

+93.0% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $135,000 YAMLS
• 2025-12-10 Price Changed $150,000 YAMLS
• 2025-09-16 Listed $159,000 YAMLS
• 2025-07-08 Price Changed $159,000 YAMLS
• 2025-04-30 Listed $169,000 YAMLS
• 2023-05-23 Sold (MLS) $160,000 YAMLS
• 2023-03-23 Contingent — YAMLS
• 2023-03-15 Price Changed $156,000 YAMLS
• 2023-02-01 Listed $160,000 YAMLS
• 2015-11-05 Sold (MLS) $66,950 YAMLS
• 2015-07-20 Listed $69,950 YAMLS

Property tax history

+4.6%/yr

Latest (2026): $6,554 · -4.1% YoY. Source: county tax records.