141 Carolinda Ln Unit I · Wapato, WA 98951

$25,000

1 bd · 1.0 ba · 520 sqft · Manufactured · 83 Days on market

Built 1963 Good condition $48/sqft · 39% above area Est $18k · 39% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a cozy, affordable home with peaceful country vibes? This nicely updated 1963 manufactured home offers 520 sq ft of comfortable living space in a quiet park just 15 minutes from Yakima. This one-bedroom, one-bath home features an open-concept living room and kitchen that makes the space feel bright and inviting. Updates throughout include fresh paint, updated flooring, newer blinds, and cabinetry, giving the home a clean, move-in-ready feel. You'll also appreciate the built-in storage that helps maximize every square foot. Step outside and enjoy a truly special setting with beautiful views of Mt. Adams and nearby pastures where sheep graze, creating a peaceful, country atmosphere that's hard to find. The park also offers on-site laundry facilities for added convenience. If you're looking for a low-maintenance home with charm, updates, and scenic surroundings--this one is a must-see! Lot rent is $575/mo which includes w/ s/g and bottled drinking water is provided. Seller financing is also available!

Key facts

• Updated flooring
• Built-in storage
• Built 1963

Tags

• UPDATED FLOORING
• BUILT-IN STORAGE
• ON-SITE LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $25k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($712 rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#374 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools F, crime F, amenities F.
• Wapato School District (town): math 22% / reading 28% proficiency, ranked #274 of 291 in WA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 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 $173 of loan paydown is wiped out by about $750 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 + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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 F-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. 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: 2.85% ✓
• Cap rate: 25.01%
• Cash-on-cash: 66.86%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (median comp): $18,000
• List price: $25,000
• Delta: 38.89%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Carolinda Ln Unit I	0.00mi	1/1.0	520 (0%)	1mo	$18,000	$35	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 3.97×
• Total profit: $20,800
• Equity at exit: $3,728

10-year hold

• IRR: 70.4%
• Equity multiple: 8.16×
• Total profit: $50,141
• Equity at exit: $2,162

Cash invested: $7,000 (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 98951

• Home prices YoY: -14.1%
• Active inventory: 36
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $712 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$150
• Net cashflow: $390

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 40%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Pending 1027-char remark

   Show marketing remark (1027 chars)

   Looking for a cozy, affordable home with peaceful country vibes? This nicely updated 1963 manufactured home offers 520 sq ft of comfortable living space in a quiet park just 15 minutes from Yakima. This one-bedroom, one-bath home features an open-concept living room and kitchen that makes the space feel bright and inviting. Updates throughout include fresh paint, updated flooring, newer blinds, and cabinetry, giving the home a clean, move-in-ready feel. You'll also appreciate the built-in storage that helps maximize every square foot. Step outside and enjoy a truly special setting with beautiful views of Mt. Adams and nearby pastures where sheep graze, creating a peaceful, country atmosphere that's hard to find. The park also offers on-site laundry facilities for added convenience. If you're looking for a low-maintenance home with charm, updates, and scenic surroundings--this one is a must-see! Lot rent is $575/mo which includes w/ s/g and bottled drinking water is provided. Seller financing is also available!

2. 2026-02-14
   listed $25,000 Active 1027-char remark

   Show marketing remark (1027 chars)

   Looking for a cozy, affordable home with peaceful country vibes? This nicely updated 1963 manufactured home offers 520 sq ft of comfortable living space in a quiet park just 15 minutes from Yakima. This one-bedroom, one-bath home features an open-concept living room and kitchen that makes the space feel bright and inviting. Updates throughout include fresh paint, updated flooring, newer blinds, and cabinetry, giving the home a clean, move-in-ready feel. You'll also appreciate the built-in storage that helps maximize every square foot. Step outside and enjoy a truly special setting with beautiful views of Mt. Adams and nearby pastures where sheep graze, creating a peaceful, country atmosphere that's hard to find. The park also offers on-site laundry facilities for added convenience. If you're looking for a low-maintenance home with charm, updates, and scenic surroundings--this one is a must-see! Lot rent is $575/mo which includes w/ s/g and bottled drinking water is provided. Seller financing is also available!

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,549
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$684
• − Management: −$684
• − Depreciation: −$727
• Taxable income: $4,553
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $3,587/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 · 1 photo

Good 75/100 Cosmetic rehab

This 1963 manufactured home is in good condition with recent updates, offering a cozy and move-in-ready living space.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can enhance curb appeal and value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Rental HVAC maintenance — A well-maintained HVAC system can attract more tenants and reduce utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Fresh paint can enhance curb appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more tenants and reduce utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wapato School District
• NCES district ID: 5309480
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $40,269
• Composite: 24.16/100
• National rank: #13148
• State rank: #274 of 291 in WA

Livability — Wapato

• Score: 64/100
• State rank: #374
• US rank: #14468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,935

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 28% Native American 18% White 12% Asian 2%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 25% · Canada
• Languages at home: 41% English-only · Spanish 54% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -47.08%
• Current HPI: 288.0203
• 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

• 2026-05-08 Pending — YAMLS
• 2026-02-14 Listed $25,000 YAMLS