13301 Marble Rd · Summitview, WA 98908

$249,000

3 bd · 2.0 ba · 1,440 sqft · Other public records · 12 Days on market

Built 1979 1.00 ac 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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.5/10.0
• Rent growth +4.1/5.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable country living with room to breathe! This home sits on a full acre, offering the peace and quiet that comes with rural life while still being just seconds from paved access. Nestled across from a picturesque orchard, the setting delivers open views, fresh air, and a true sense of escape. As you arrive, you'll appreciate the space, mature trees, and open yard--plus a ready-to-use chicken coop, perfect for those dreaming of fresh eggs and a touch of homesteading. The property also includes irrigation, adding value and flexibility for gardening or small-scale farming. Step onto the inviting front porch and into a home featuring laminate wood flooring throughout the main living areas

Key facts

• Irrigation
• Picturesque orchard
• Open yard

Tags

• FULL ACRE
• PICTURESQUE ORCHARD
• MATURE TREES
• OPEN YARD
• READY TO USE CHICKEN COOP
• IRRIGATION

Property features AI

Finance

• Other: Approximately 1 acre lot

Exterior

• Parking: Off-street parking
• Utilities: Shared well water; Septic tank; Sewer connected
• Home design: Manufactured home on owned land; Single-story
• Construction: Metal siding
• Exterior features: Composition roof

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Wood stove heating; Electric heating; Forced air heating
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $249k.

Deal economics

• At list price, monthly cash flow is $203 ($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 $213k (14.3% below list).
• Recommended offer: $213k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.2% in Summitview — 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 59/100 on livability (#485 in WA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment B; Watch: amenities F, commute F, cost of living F.
• West Valley School District (Yakima) (urban): math 58% / reading 65% proficiency, ranked #47 of 291 in WA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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).
• This rent runs 30% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

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

Recommended offer $213,416 (14.3% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.86% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.71×
• Total profit: $-19,873
• Equity at exit: $37,127

10-year hold

• IRR: 5.6%
• Equity multiple: 1.47×
• Total profit: $32,642
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $203

Break-even live

Break-even rent $1,877

Max offer price $249,000

Occupancy floor 85%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Pending
2. 2026-05-09
   status Active
3. 2026-04-29
   status Pending
4. 2026-04-21
   listed $249,000 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: $882 · $74/mo
• Projected year-2 tax: $2,440 · $203/mo
• Expected delta: +$1,558/yr (+$130/mo · 176.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 13 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: $25,610
• − Mortgage interest: −$13,948
• − Property taxes: −$882
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$7,244
• Taxable loss: −$1,806
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $2,869/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: West Valley School District (Yakima)
• NCES district ID: 5309720
• Math proficiency: 58% ▼ -1.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $61,876
• Composite: 54.99/100
• National rank: #2784
• State rank: #47 of 291 in WA

Livability — Summitview

• Score: 59/100
• State rank: #485
• US rank: #20127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yakima County · 134,789 people
• 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

4 events — show timeline

• 2026-05-13 Pending — YAMLS
• 2026-05-09 Relisted — YAMLS
• 2026-04-29 Pending — YAMLS
• 2026-04-21 Listed $249,000 YAMLS

Property tax history

+5.5%/yr

Latest (2026): $882 · -7.8% YoY. Source: county tax records.