512 Grant Ave · Sunnyside, WA 98944

$200,000

4 bd · 2.0 ba · 1,450 sqft · Other public records · 260 Days on market

Built 1910 2,178 sqft lot $138/sqft · 32% below area Est $295k · 32% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 287893 Seize the chance to invest in this fantastic multifamily property, now available for the first time in 20 years! Each side features a spacious two-bedroom, one-bath layout, complete with a kitchen and living room on the main level, and two additional bedrooms and a bathroom upstairs. The identical configuration of Side A and Side B makes this property an attractive option for investors. - Two separate units, each with 2 bedrooms and 1 bathroom- Functional kitchen and living area on the main floor- Additional bedrooms and bathroom on the upper level- Sold AS IS, providing the potential for renovations or upgrades- Great location with endless possibilities for investment- Currently occupied by tenants, offering immediate rental incomeDon’t miss this opportunity to add a solid investment to your portfolio. Schedule an appointment today to explore this multifamily gem and envision the potential it holds!

Key facts

• Functional kitchen
• Two separate units
• Multifamily property

Tags

• MULTIFAMILY PROPERTY
• TWO SEPARATE UNITS
• FUNCTIONAL KITCHEN
• GREAT LOCATION
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $170k (15.0% below list).
• Recommended offer: $170k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.1% in Sunnyside — 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 63/100 on livability (#380 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, schools D-, amenities F.
• Sunnyside School District (town): math 41% / reading 47% proficiency, ranked #202 of 291 in WA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 130 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 $1k of loan paydown is wiped out by about $6k 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 260 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $200k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $170,000 (15.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.85% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $294,994
• List price: $200,000
• Delta: -32.20%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-23,414
• Equity at exit: $29,821

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-9,045
• Equity at exit: $17,292

Cash invested: $56,000 (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 98944

• Home prices YoY: -23.1%
• Active inventory: 130
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $143

Break-even live

Break-even rent $1,520

Max offer price $200,000

Occupancy floor 87%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 South St Unit A Sunnyside, WA	3.0	2.0	1302	$1,700	$1.31	43d	1	0.76mi

Listing history 19 events

1. 2026-06-18
   days on market $200,000 Active 260 DOM
2. 2026-06-17
   days on market $200,000 Active 259 DOM
3. 2026-06-16
   days on market $200,000 Active 258 DOM
4. 2026-06-15
   days on market $200,000 Active 257 DOM
5. 2026-06-15
   days on market $200,000 Active 256 DOM
6. 2026-06-13
   days on market $200,000 Active 255 DOM
7. 2026-06-12
   days on market $200,000 Active 254 DOM
8. 2026-06-09
   days on market $200,000 Active 251 DOM
9. 2026-06-08
   days on market $200,000 Active 250 DOM
10. 2026-06-08
    days on market $200,000 Active 249 DOM
11. 2026-06-07
    days on market $200,000 Active 248 DOM
12. 2026-06-03
    days on market $200,000 Active 245 DOM
13. 2026-06-02
    days on market $200,000 Active 244 DOM
14. 2026-06-01
    days on market $200,000 Active 243 DOM
15. 2026-05-31
    days on market $200,000 Active 242 DOM
16. 2026-05-03
    price $200,000 931-char remark

    Show marketing remark (931 chars)

    MLS# 287893 Seize the chance to invest in this fantastic multifamily property, now available for the first time in 20 years! Each side features a spacious two-bedroom, one-bath layout, complete with a kitchen and living room on the main level, and two additional bedrooms and a bathroom upstairs. The identical configuration of Side A and Side B makes this property an attractive option for investors. - Two separate units, each with 2 bedrooms and 1 bathroom- Functional kitchen and living area on the main floor- Additional bedrooms and bathroom on the upper level- Sold AS IS, providing the potential for renovations or upgrades- Great location with endless possibilities for investment- Currently occupied by tenants, offering immediate rental incomeDon’t miss this opportunity to add a solid investment to your portfolio. Schedule an appointment today to explore this multifamily gem and envision the potential it holds!

17. 2026-02-13
    price $250,000 931-char remark

    Show marketing remark (931 chars)

    MLS# 287893 Seize the chance to invest in this fantastic multifamily property, now available for the first time in 20 years! Each side features a spacious two-bedroom, one-bath layout, complete with a kitchen and living room on the main level, and two additional bedrooms and a bathroom upstairs. The identical configuration of Side A and Side B makes this property an attractive option for investors. - Two separate units, each with 2 bedrooms and 1 bathroom- Functional kitchen and living area on the main floor- Additional bedrooms and bathroom on the upper level- Sold AS IS, providing the potential for renovations or upgrades- Great location with endless possibilities for investment- Currently occupied by tenants, offering immediate rental incomeDon’t miss this opportunity to add a solid investment to your portfolio. Schedule an appointment today to explore this multifamily gem and envision the potential it holds!

18. 2025-10-01
    listed $300,000 Active 931-char remark

    Show marketing remark (931 chars)

    MLS# 287893 Seize the chance to invest in this fantastic multifamily property, now available for the first time in 20 years! Each side features a spacious two-bedroom, one-bath layout, complete with a kitchen and living room on the main level, and two additional bedrooms and a bathroom upstairs. The identical configuration of Side A and Side B makes this property an attractive option for investors. - Two separate units, each with 2 bedrooms and 1 bathroom- Functional kitchen and living area on the main floor- Additional bedrooms and bathroom on the upper level- Sold AS IS, providing the potential for renovations or upgrades- Great location with endless possibilities for investment- Currently occupied by tenants, offering immediate rental incomeDon’t miss this opportunity to add a solid investment to your portfolio. Schedule an appointment today to explore this multifamily gem and envision the potential it holds!

19. 2007-03-07
    soldstatus $90,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$1,141/yr (+$95/mo · 139.2%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$11,203
• − Property taxes: −$819
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,818
• Taxable loss: −$1,705
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $2,120/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: Sunnyside School District
• NCES district ID: 5308670
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $39,630
• Composite: 39.07/100
• National rank: #8267
• State rank: #202 of 291 in WA

Livability — Sunnyside

• Score: 63/100
• State rank: #380
• US rank: #15024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunnyside, WA
• Population (ZIP): 24,048

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 35% White 15% Native American 1%
• Hispanic origin (detail): Mexican 79%
• Common ancestry: Iranian 2% Italian 1%
• Foreign-born: 30% · Canada
• Languages at home: 31% English-only · Spanish 69%

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: ▼ -94.08%
• Current HPI: 313.4596
• 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

+122.2% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $200,000 PACMLS
• 2026-02-13 Price Changed $250,000 PACMLS
• 2025-10-01 Listed $300,000 PACMLS
• 2007-03-07 Sold (Public Records) $90,000 Public Records

Property tax history

+2.9%/yr

Latest (2026): $819 · +66.4% YoY. Source: county tax records.