1418 Hathaway St Unit 24A · Yakima, WA 98902

$69,995

2 bd · 1.0 ba · 546 sqft · Manufactured · 94 Days on market

Built 2022 Good condition

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

Tiny Home Charm! Rare opportunity to own your own tiny home built in 2022! This manufactured home is located in a beautiful park setting. With it's secure gated entrance, enclosed park and underground sprinklers, this property is sure to provide a worry-free living experience for all. Ideal for anyone looking to embrace low-maintenance living!

Key facts

• Enclosed park
• Gated entrance
• Built 2022

Tags

• GATED ENTRANCE
• ENCLOSED PARK
• UNDERGROUND SPRINKLERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.4% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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 $63,695 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.43% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.81%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $32,214
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 N 15th Ave #15	0.05mi	2/1.0	624 (+14%)	23mo	$37,000	$59	54

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: 13.0%
• Equity multiple: 1.53×
• Total profit: $10,371
• Equity at exit: $10,436

10-year hold

• IRR: 23.4%
• Equity multiple: 3.21×
• Total profit: $43,402
• Equity at exit: $6,052

Cash invested: $19,599 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,001 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $307

Break-even live

Break-even rent $612

Max offer price $69,995

Occupancy floor 64%

Sensitivity live

Price	-10% $356	-5% $331	+0% $307	+5% $283	+10% $259
Rent	-10% $228	-5% $268	+0% $307	+5% $347	+10% $386
Rate	-1.0pp $343	-0.5pp $325	base $307	+0.5pp $289	+1.0pp $271

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 Willow St Unit A Yakima, WA	2.0	1.0	719	$975	$1.36	44d	1	0.37mi
1318 Fairbanks Ave Unit 03 Yakima, WA	2.0	1.0	750	$975	$1.30	44d	1	0.45mi
1318 Fairbanks Ave Unit 2 Yakima, WA	2.0	1.0	750	$895	$1.19	44d	1	0.45mi
1521 Garfield Ave Yakima, WA	2.0	1.0	680	$1,200	$1.76	21d	1	0.66mi
1409 Folsom Ave Unit 5 Yakima, WA	2.0	1.0	750	$900	$1.20	21d	1	0.84mi
211 N Pierce Ave Yakima, WA	2.0	1.0	750	$1,150	$1.53	44d	1	0.87mi
702 N 2nd St Unit 9 Yakima, WA	1.0	1.0	455	$875	$1.92	21d	1	0.90mi
11 S 9th Ave Unit 1 Yakima, WA	1.0	1.0	638	$850	$1.33	21d	1	1.16mi
13 S 9th Ave Unit 5 Yakima, WA	2.0	1.0	750	$1,175	$1.57	21d	1	1.17mi
13 S 9th Ave Unit 3 Yakima, WA	1.0	1.0	600	$945	$1.57	44d	1	1.17mi
211 S 10th Ave Unit 4 Yakima, WA	1.0	1.0	544	$850	$1.56	44d	1	1.35mi
308 E Yakima Ave Yakima, WA	2.0	1.0	690	$1,281	$1.86	21d	1	1.44mi
3601 Fairbanks Ave Yakima, WA	1.0	1.0	672	$876	$1.30	14d	14	1.44mi
16 N 6th St Yakima, WA	1.0	1.0	609	$760	$1.25	21d	2	1.49mi

Listing history 25 events

1. 2026-06-19
   days on market $69,995 Active 94 DOM
2. 2026-06-18
   days on market $69,995 Active 93 DOM
3. 2026-06-17
   days on market $69,995 Active 92 DOM
4. 2026-06-16
   days on market $69,995 Active 91 DOM
5. 2026-06-15
   days on market $69,995 Active 90 DOM
6. 2026-06-14
   days on market $69,995 Active 88 DOM
7. 2026-06-13
   days on market $69,995 Active 87 DOM
8. 2026-06-10
   days on market $69,995 Active 85 DOM
9. 2026-06-09
   days on market $69,995 Active 84 DOM
10. 2026-06-08
    days on market $69,995 Active 83 DOM
11. 2026-06-07
    days on market $69,995 Active 82 DOM
12. 2026-06-05
    days on market $69,995 Active 79 DOM
13. 2026-06-03
    days on market $69,995 Active 78 DOM
14. 2026-06-02
    days on market $69,995 Active 77 DOM
15. 2026-06-01
    days on market $69,995 Active 76 DOM
16. 2026-05-31
    days on market $69,995 Active 75 DOM
17. 2026-05-30
    days on market $69,995 Active 74 DOM
18. 2026-03-17
    listed $69,995 Active 345-char remark

    Show marketing remark (345 chars)

    Tiny Home Charm! Rare opportunity to own your own tiny home built in 2022! This manufactured home is located in a beautiful park setting. With it's secure gated entrance, enclosed park and underground sprinklers, this property is sure to provide a worry-free living experience for all. Ideal for anyone looking to embrace low-maintenance living!

19. 2025-12-23
    price $75,000
20. 2025-11-10
    price $79,900
21. 2025-07-25
    listed $87,000 Active
22. 2023-10-04
    listed $65,000 Active
23. 2023-09-06
    status Active
24. 2023-08-24
    status Pending
25. 2023-03-17
    listed $65,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 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: $12,015
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,036
• Taxable income: $2,736
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $3,031/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 · 12 photos

Good 80/100 None rehab

This 2022 manufactured home is in excellent condition with modern finishes and low-maintenance features, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window screens — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

+7.7% since first listed

8 events — show timeline

• 2026-03-17 Listed $69,995 YAMLS
• 2025-12-23 Price Changed $75,000 YAMLS
• 2025-11-10 Price Changed $79,900 YAMLS
• 2025-07-25 Listed $87,000 YAMLS
• 2023-10-04 Listed $65,000 YAMLS
• 2023-09-06 Relisted — YAMLS
• 2023-08-24 Pending — YAMLS
• 2023-03-17 Listed $65,000 YAMLS