2700 Fruitvale Blvd #14 · Yakima, WA 98902

$109,999

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 717 Days on market

Built 2023 Good condition $93/sqft · 65% above area ↓ 2% since listing

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Take advantage of 2 months free lot rent with purchase!! Welcome to your new home! This charming 3 bedroom, 2 bathroom manufactured home offers comfortable living in an all-ages park. 2 pets per household allowed (under 40 lbs)! The open layout, updated kitchen, and cozy living spaces make this the perfect place to call home. Enjoy the convenience of the community location and the beauty of the surrounding landscape. Don't miss the opportunity to own your own home, where comfort meets convenience.

Key facts

• All-ages park
• Manufactured home
• Community location

Tags

• MANUFACTURED HOME
• ALL-AGES PARK
• OPEN LAYOUT
• UPDATED KITCHEN
• COMMUNITY LOCATION
• SURROUNDING LANDSCAPE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.3% 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 (+5.1%/yr); 185 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 of loan paydown is wiped out by about $3k 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 + 5.1% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 717 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 717 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $66,000
• List price: $109,999
• Delta: 66.67%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 N 28th Ave	0.14mi	3/1.0	1,144 (-4%)	4mo	$307,000	$268	80
2404 Willow St	0.20mi	3/1.0	1,320 (+11%)	2mo	$265,000	$201	67
2702 Englewood Ave	0.41mi	2/1.0 (-1)	1,129 (-5%)	0mo	$255,000	$226	64
921 N 29th Ave	0.21mi	3/2.0	1,040 (-12%)	11mo	$284,900	$274	61
2602 Englewood Ave	0.40mi	3/1.0	1,108 (-7%)	7mo	$185,000	$167	60
312 N 29th Ave	0.73mi	3/1.5	1,145 (-4%)	2mo	$341,000	$298	56
3310 Castlevale Rd	0.46mi	3/0.5	1,265 (+6%)	9mo	$278,000	$220	54
324 Wyman Dr	0.71mi	3/1.0	1,120 (-6%)	2mo	$315,000	$281	52
316 N 26th Ave	0.69mi	3/1.0	1,252 (+5%)	9mo	$335,000	$268	47
322 N 30th Ave	0.70mi	2/2.0 (-1)	1,050 (-12%)	8mo	$315,000	$300	36
320 Wyman Dr	0.72mi	2/1.0 (-1)	1,305 (+10%)	6mo	$425,820	$326	36
310 N 28th Ave	0.71mi	3/1.5	1,325 (+12%)	12mo	$352,775	$266	36

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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.26×
• Total profit: $7,891
• Equity at exit: $16,401

10-year hold

• IRR: 17.5%
• Equity multiple: 2.57×
• Total profit: $48,493
• Equity at exit: $9,511

Cash invested: $30,800 (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 98902

• Rents YoY: 5.1%
• Active inventory: 185
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$577
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $359

Break-even live

Break-even rent $889

Max offer price $109,999

Occupancy floor 68%

Sensitivity live

Price	-10% $421	-5% $390	+0% $359	+5% $328	+10% $297
Rent	-10% $253	-5% $306	+0% $359	+5% $412	+10% $465
Rate	-1.0pp $415	-0.5pp $387	base $359	+0.5pp $331	+1.0pp $302

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3413 Cascade Loop Yakima, WA	2.0	1.0	1000	$1,825	$1.82	14d	1	0.52mi
Cascade Loop Yakima, WA	2.0	1.0	1030	$1,800	$1.75	14d	1	0.53mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	45d	1	0.64mi
1509 Swan Ave Yakima, WA	3.0	2.0	1108	$1,400	$1.26	45d	1	0.71mi
1318 Fairbanks Ave Unit 2 Yakima, WA	2.0	1.0	750	$895	$1.19	45d	1	0.96mi
1318 Fairbanks Ave Unit 03 Yakima, WA	2.0	1.0	750	$975	$1.30	45d	1	0.96mi
1403 Roosevelt Ave Unit D Yakima, WA	2.0	1.0	768	$875	$1.14	22d	1	0.98mi
1117 Willow St Unit A Yakima, WA	2.0	1.0	719	$975	$1.36	45d	1	1.08mi
1303 Garfield Ave Unit 04 Yakima, WA	2.0	1.0	784	$925	$1.18	45d	1	1.11mi
1409 Folsom Ave Unit 5 Yakima, WA	2.0	1.0	750	$900	$1.20	22d	1	1.14mi
1415 W Yakima Ave Unit O Yakima, WA	2.0	1.5	1080	$1,250	$1.16	45d	1	1.30mi
1112 Jefferson Ave Yakima, WA	2.0	1.0	814	$1,095	$1.35	22d	1	1.32mi
211 N Pierce Ave Yakima, WA	2.0	1.0	750	$1,150	$1.53	45d	1	1.35mi
401 N 5th Ave Unit 2 Yakima, WA	3.0	1.0	866	$1,125	$1.30	45d	1	1.36mi
1103 Browne Ave Apt 1 Yakima, WA	2.0	1.5	972	$1,250	$1.29	22d	1	1.40mi
1103 Browne Ave Unit 2 Yakima, WA	2.0	1.5	972	$1,150	$1.18	22d	1	1.40mi

Listing history 25 events

1. 2026-06-19
   days on market $109,999 Active 717 DOM
2. 2026-06-18
   days on market $109,999 Active 716 DOM
3. 2026-06-17
   days on market $109,999 Active 715 DOM
4. 2026-06-16
   days on market $109,999 Active 714 DOM
5. 2026-06-15
   days on market $109,999 Active 713 DOM
6. 2026-06-14
   days on market $109,999 Active 711 DOM
7. 2026-06-13
   days on market $109,999 Active 710 DOM
8. 2026-06-10
   days on market $109,999 Active 708 DOM
9. 2026-06-09
   days on market $109,999 Active 707 DOM
10. 2026-06-08
    days on market $109,999 Active 706 DOM
11. 2026-06-07
    days on market $109,999 Active 705 DOM
12. 2026-06-05
    days on market $109,999 Active 702 DOM
13. 2026-06-03
    days on market $109,999 Active 701 DOM
14. 2026-06-02
    days on market $109,999 Active 700 DOM
15. 2026-06-01
    days on market $109,999 Active 699 DOM
16. 2026-05-31
    days on market $109,999 Active 698 DOM
17. 2026-05-30
    days on market $109,999 Active 697 DOM
18. 2026-01-20
    status Active
19. 2025-02-05
    status Active
20. 2025-02-01
    historical
21. 2024-11-02
    status Active
22. 2024-10-22
    price $123,000
23. 2024-10-22
    price $114,999
24. 2024-08-31
    price $123,000
25. 2024-06-07
    listed $125,000 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: $959 · $80/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$119/yr (+$10/mo · 12.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,127
• − Mortgage interest: −$6,162
• − Property taxes: −$959
• − Insurance: −$550
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,200
• Taxable income: $2,677
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,667/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 · 8 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bathroom manufactured home is in good condition with updated kitchens and bathrooms. It offers a good investment opportunity with minor cosmetic improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Replace carpet — Fresh carpet improves comfort and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace carpet — Fresh carpet improves comfort and value ↑

ⓘ 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: 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): 46,492
• Household income: $63,092
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1607.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 50% White 40% Two or more races 24% Black 2% Pacific Islander 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 60% English-only · Spanish 37% Other Asian/Pacific 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: ▼ -363.66%
• Current HPI: 294.559
• Rent YoY: ▲ 5.07%
• 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

-1.6% since first listed

8 events — show timeline

• 2026-01-20 Relisted — NWMLS as Distributed by MLS Grid
• 2025-02-05 Relisted — NWMLS as Distributed by MLS Grid
• 2025-02-01 Delisted — NWMLS as Distributed by MLS Grid
• 2024-11-02 Relisted — NWMLS as Distributed by MLS Grid
• 2024-10-22 Price Changed $123,000 NWMLS as Distributed by MLS Grid
• 2024-10-22 Price Changed $114,999 NWMLS as Distributed by MLS Grid
• 2024-08-31 Price Changed $123,000 NWMLS as Distributed by MLS Grid
• 2024-06-07 Listed $125,000 NWMLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2026): $959 · -5.9% YoY. Source: county tax records.