2681 E Edison Ave #28 #28 · Sunnyside, WA 98944

$150,000

4 bd · 2.0 ba · 1,280 sqft · Manufactured · 158 Days on market

Built 2025 Good condition $117/sqft · 7% below area Est $161k · 7% 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 +24.5/30.0
• ARV discount +10.5/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully maintained 4 bedroom, 2 bathroom home nestled in the desirable Meadows neighborhood of Sunnyside. New construction build, this modern residence offers 1,280 square feet of thoughtfully designed living space perfect for families, professionals, or anyone seeking stylish comfort and low maintenance living. The open concept layout welcomes you with a spacious living area that seamlessly flows into a fully equipped kitchen featuring a refrigerator, stove, microwave, and dishwasher making meal prep and entertaining effortless. The vinyl and carpet flooring throughout adds both warmth and durability. Retreat to the private master suite, complete with a full bathroom and generous closet space. Three additional bedrooms and a second full bath provide flexibility for guests, home office use, or growing households. Enjoy year round comfort with central air conditioning and forced air heating, plus the convenience of in unit washer and dryer hookups. Step outside to a low maintenance landscaped yard, ideal for relaxing or light gardening, and take advantage of the double wide concrete driveway with space for two vehicles. Located close to local schools, shopping, dining, and just minutes from I-82, this home offers the perfect balance of quiet community living with easy access to city conveniences.

Key facts

• Private master suite
• Open concept layout
• Built 2025

Tags

• NEW CONSTRUCTION BUILD
• OPEN CONCEPT LAYOUT
• FULLY EQUIPPED KITCHEN
• PRIVATE MASTER SUITE
• CENTRAL AIR CONDITIONING
• DOUBLE WIDE CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $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 158 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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. 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?
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: 1.13% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $160,652
• List price: $150,000
• Delta: -6.63%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2681 E Edison #8 #8	0.00mi	3/2.0 (-1)	1,352 (+6%)	8mo	$160,000	$118	79
2681 E Edison Ave #15 #15	0.00mi	3/2.0 (-1)	1,387 (+8%)	16mo	$172,000	$124	68

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,767
• Equity at exit: $22,365

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $21,080
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $306

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 77%

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: $37,500
• Closing costs: $4,500
• 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	44d	1	1.13mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 158 DOM
2. 2026-06-17
   days on market $150,000 Active 157 DOM
3. 2026-06-16
   days on market $150,000 Active 156 DOM
4. 2026-06-15
   days on market $150,000 Active 155 DOM
5. 2026-06-15
   days on market $150,000 Active 154 DOM
6. 2026-06-13
   days on market $150,000 Active 153 DOM
7. 2026-06-12
   days on market $150,000 Active 152 DOM
8. 2026-06-09
   days on market $150,000 Active 149 DOM
9. 2026-06-08
   days on market $150,000 Active 148 DOM
10. 2026-06-08
    days on market $150,000 Active 147 DOM
11. 2026-06-07
    days on market $150,000 Active 146 DOM
12. 2026-06-03
    days on market $150,000 Active 143 DOM
13. 2026-06-02
    days on market $150,000 Active 142 DOM
14. 2026-06-01
    days on market $150,000 Active 141 DOM
15. 2026-05-31
    days on market $150,000 Active 140 DOM
16. 2026-05-01
    status Active 1335-char remark

    Show marketing remark (1347 chars)

    MLS# 289441 Step into this beautifully maintained 4 bedroom, 2 bathroom home nestled in the desirable Meadows neighborhood of Sunnyside. New construction build, this modern residence offers 1,280 square feet of thoughtfully designed living space perfect for families, professionals, or anyone seeking stylish comfort and low maintenance living. The open concept layout welcomes you with a spacious living area that seamlessly flows into a fully equipped kitchen featuring a refrigerator, stove, microwave, and dishwasher making meal prep and entertaining effortless. The vinyl and carpet flooring throughout adds both warmth and durability. Retreat to the private master suite, complete with a full bathroom and generous closet space. Three additional bedrooms and a second full bath provide flexibility for guests, home office use, or growing households. Enjoy year round comfort with central air conditioning and forced air heating, plus the convenience of in unit washer and dryer hookups. Step outside to a low maintenance landscaped yard, ideal for relaxing or light gardening, and take advantage of the double wide concrete driveway with space for two vehicles. Located close to local schools, shopping, dining, and just minutes from I-82, this home offers the perfect balance of quiet community living with easy access to city conveniences.

17. 2026-05-01
    status Active 1347-char remark

    Show marketing remark (1347 chars)

    MLS# 289441 Step into this beautifully maintained 4 bedroom, 2 bathroom home nestled in the desirable Meadows neighborhood of Sunnyside. New construction build, this modern residence offers 1,280 square feet of thoughtfully designed living space perfect for families, professionals, or anyone seeking stylish comfort and low maintenance living. The open concept layout welcomes you with a spacious living area that seamlessly flows into a fully equipped kitchen featuring a refrigerator, stove, microwave, and dishwasher making meal prep and entertaining effortless. The vinyl and carpet flooring throughout adds both warmth and durability. Retreat to the private master suite, complete with a full bathroom and generous closet space. Three additional bedrooms and a second full bath provide flexibility for guests, home office use, or growing households. Enjoy year round comfort with central air conditioning and forced air heating, plus the convenience of in unit washer and dryer hookups. Step outside to a low maintenance landscaped yard, ideal for relaxing or light gardening, and take advantage of the double wide concrete driveway with space for two vehicles. Located close to local schools, shopping, dining, and just minutes from I-82, this home offers the perfect balance of quiet community living with easy access to city conveniences.

18. 2026-04-06
    historical 1347-char remark

    Show marketing remark (1335 chars)

    Step into this beautifully maintained 4 bedroom, 2 bathroom home nestled in the desirable Meadows neighborhood of Sunnyside. New construction build, this modern residence offers 1,280 square feet of thoughtfully designed living space perfect for families, professionals, or anyone seeking stylish comfort and low maintenance living. The open concept layout welcomes you with a spacious living area that seamlessly flows into a fully equipped kitchen featuring a refrigerator, stove, microwave, and dishwasher making meal prep and entertaining effortless. The vinyl and carpet flooring throughout adds both warmth and durability. Retreat to the private master suite, complete with a full bathroom and generous closet space. Three additional bedrooms and a second full bath provide flexibility for guests, home office use, or growing households. Enjoy year round comfort with central air conditioning and forced air heating, plus the convenience of in unit washer and dryer hookups. Step outside to a low maintenance landscaped yard, ideal for relaxing or light gardening, and take advantage of the double wide concrete driveway with space for two vehicles. Located close to local schools, shopping, dining, and just minutes from I-82, this home offers the perfect balance of quiet community living with easy access to city conveniences.

19. 2026-04-06
    status Pending 1335-char remark

    Show marketing remark (1335 chars)

    Step into this beautifully maintained 4 bedroom, 2 bathroom home nestled in the desirable Meadows neighborhood of Sunnyside. New construction build, this modern residence offers 1,280 square feet of thoughtfully designed living space perfect for families, professionals, or anyone seeking stylish comfort and low maintenance living. The open concept layout welcomes you with a spacious living area that seamlessly flows into a fully equipped kitchen featuring a refrigerator, stove, microwave, and dishwasher making meal prep and entertaining effortless. The vinyl and carpet flooring throughout adds both warmth and durability. Retreat to the private master suite, complete with a full bathroom and generous closet space. Three additional bedrooms and a second full bath provide flexibility for guests, home office use, or growing households. Enjoy year round comfort with central air conditioning and forced air heating, plus the convenience of in unit washer and dryer hookups. Step outside to a low maintenance landscaped yard, ideal for relaxing or light gardening, and take advantage of the double wide concrete driveway with space for two vehicles. Located close to local schools, shopping, dining, and just minutes from I-82, this home offers the perfect balance of quiet community living with easy access to city conveniences.

20. 2025-12-15
    listed $150,000 Active 1347-char remark

    Show marketing remark (1347 chars)

    MLS# 289441 Step into this beautifully maintained 4 bedroom, 2 bathroom home nestled in the desirable Meadows neighborhood of Sunnyside. New construction build, this modern residence offers 1,280 square feet of thoughtfully designed living space perfect for families, professionals, or anyone seeking stylish comfort and low maintenance living. The open concept layout welcomes you with a spacious living area that seamlessly flows into a fully equipped kitchen featuring a refrigerator, stove, microwave, and dishwasher making meal prep and entertaining effortless. The vinyl and carpet flooring throughout adds both warmth and durability. Retreat to the private master suite, complete with a full bathroom and generous closet space. Three additional bedrooms and a second full bath provide flexibility for guests, home office use, or growing households. Enjoy year round comfort with central air conditioning and forced air heating, plus the convenience of in unit washer and dryer hookups. Step outside to a low maintenance landscaped yard, ideal for relaxing or light gardening, and take advantage of the double wide concrete driveway with space for two vehicles. Located close to local schools, shopping, dining, and just minutes from I-82, this home offers the perfect balance of quiet community living with easy access to city conveniences.

21. 2025-12-06
    listed $150,000 Active 1335-char remark

    Show marketing remark (1335 chars)

    Step into this beautifully maintained 4 bedroom, 2 bathroom home nestled in the desirable Meadows neighborhood of Sunnyside. New construction build, this modern residence offers 1,280 square feet of thoughtfully designed living space perfect for families, professionals, or anyone seeking stylish comfort and low maintenance living. The open concept layout welcomes you with a spacious living area that seamlessly flows into a fully equipped kitchen featuring a refrigerator, stove, microwave, and dishwasher making meal prep and entertaining effortless. The vinyl and carpet flooring throughout adds both warmth and durability. Retreat to the private master suite, complete with a full bathroom and generous closet space. Three additional bedrooms and a second full bath provide flexibility for guests, home office use, or growing households. Enjoy year round comfort with central air conditioning and forced air heating, plus the convenience of in unit washer and dryer hookups. Step outside to a low maintenance landscaped yard, ideal for relaxing or light gardening, and take advantage of the double wide concrete driveway with space for two vehicles. Located close to local schools, shopping, dining, and just minutes from I-82, this home offers the perfect balance of quiet community living with easy access to city conveniences.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥100°F today · 13 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: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,364
• Taxable income: $1,370
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $3,348/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 · 6 photos

Good 80/100 Cosmetic rehab

This new construction home in Sunnyside is in good condition with a good condition score of 80. It offers a spacious layout, fully equipped kitchen, and modern finishes. The home is ready for move-in and would benefit from some updates to increase its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value
• Both Install smart home automation — Smart home features improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Install smart home automation — Smart home features improve convenience and energy efficiency ↑

ⓘ 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: 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

+0.0% since first listed

6 events — show timeline

• 2026-05-01 Relisted — YAMLS
• 2026-05-01 Relisted — PACMLS
• 2026-04-06 Delisted — PACMLS
• 2026-04-06 Pending — YAMLS
• 2025-12-15 Listed $150,000 PACMLS
• 2025-12-06 Listed $150,000 YAMLS