710 Sr-821 #101 · Selah, WA 98901

$92,500

3 bd · 2.0 ba · 924 sqft · SingleFamily public records · 69 Days on market

Built 2022 Good condition $100/sqft · 72% below area ↓ 7% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Price! Like-New, 2022 manufactured home for sale in Pomona Mobile Park. A beautiful 3-bedroom, 2 full bathroom home featuring a spacious open-concept layout designed for today's lifestyle. The kitchen is equipped with a premium Whirlpool stainless steel appliance package, providing both style and reliability. Bright modern canned lighting throughout, warm wood cabinetry, and new floor coverings will be sure to impress. Pomona Mobile Park is an all-ages approved community where residents enjoy a welcoming neighborhood atmosphere with a large central park, playground, & sports court. Convenient freeway access to shopping, schools, medical facilities, and city services make this community both popular and affordable. Tucked in a location that balances privacy with accessibility, come see for yourself why your next home is just one showing away!

Key facts

• Warm wood cabinetry
• Manufactured home
• New floor coverings

Tags

• MANUFACTURED HOME
• OPEN-CONCEPT LAYOUT
• MODERN CANNED LIGHTING
• WARM WOOD CABINETRY
• NEW FLOOR COVERINGS
• ALL-AGES APPROVED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.0% in Selah — 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 75/100 on livability (#164 in WA, #3,936 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: schools C-, amenities D+, commute F.
• Selah School District (suburban): math 48% / reading 59% proficiency, ranked #113 of 291 in WA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.3%/yr); 168 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 $640 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 + 8.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.49% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.42%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $330,271
• List price: $92,500
• Delta: -71.99%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Sr 821 #28	0.01mi	2/1.0 (-1)	980 (+6%)	19mo	$58,000	$59	65

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.00×
• Total profit: $25,833
• Equity at exit: $13,792

10-year hold

• IRR: 33.8%
• Equity multiple: 4.81×
• Total profit: $98,738
• Equity at exit: $7,998

Cash invested: $25,900 (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 98901

• Home prices YoY: -33.4%
• Rents YoY: 9.3%
• Active inventory: 168
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $527

Break-even live

Break-even rent $710

Max offer price $92,500

Occupancy floor 57%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending 862-char remark

   Show marketing remark (862 chars)

   New Price! Like-New, 2022 manufactured home for sale in Pomona Mobile Park. A beautiful 3-bedroom, 2 full bathroom home featuring a spacious open-concept layout designed for today's lifestyle. The kitchen is equipped with a premium Whirlpool stainless steel appliance package, providing both style and reliability. Bright modern canned lighting throughout, warm wood cabinetry, and new floor coverings will be sure to impress. Pomona Mobile Park is an all-ages approved community where residents enjoy a welcoming neighborhood atmosphere with a large central park, playground, & sports court. Convenient freeway access to shopping, schools, medical facilities, and city services make this community both popular and affordable. Tucked in a location that balances privacy with accessibility, come see for yourself why your next home is just one showing away!

2. 2026-03-31
   price $92,500 862-char remark

   Show marketing remark (862 chars)

   New Price! Like-New, 2022 manufactured home for sale in Pomona Mobile Park. A beautiful 3-bedroom, 2 full bathroom home featuring a spacious open-concept layout designed for today's lifestyle. The kitchen is equipped with a premium Whirlpool stainless steel appliance package, providing both style and reliability. Bright modern canned lighting throughout, warm wood cabinetry, and new floor coverings will be sure to impress. Pomona Mobile Park is an all-ages approved community where residents enjoy a welcoming neighborhood atmosphere with a large central park, playground, & sports court. Convenient freeway access to shopping, schools, medical facilities, and city services make this community both popular and affordable. Tucked in a location that balances privacy with accessibility, come see for yourself why your next home is just one showing away!

3. 2026-02-27
   listed $99,000 Active 862-char remark

   Show marketing remark (862 chars)

   New Price! Like-New, 2022 manufactured home for sale in Pomona Mobile Park. A beautiful 3-bedroom, 2 full bathroom home featuring a spacious open-concept layout designed for today's lifestyle. The kitchen is equipped with a premium Whirlpool stainless steel appliance package, providing both style and reliability. Bright modern canned lighting throughout, warm wood cabinetry, and new floor coverings will be sure to impress. Pomona Mobile Park is an all-ages approved community where residents enjoy a welcoming neighborhood atmosphere with a large central park, playground, & sports court. Convenient freeway access to shopping, schools, medical facilities, and city services make this community both popular and affordable. Tucked in a location that balances privacy with accessibility, come see for yourself why your next home is just one showing away!

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $906 · $76/mo
• Expected delta: +$459/yr (+$38/mo · 102.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,527
• − Mortgage interest: −$5,181
• − Property taxes: −$447
• − Insurance: −$462
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,691
• Taxable income: $5,100
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $5,101/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 80/100 Cosmetic rehab

This 2022 manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to maximize its resale and rental value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value
• Both Painting exterior and interior — Fresh paint improves aesthetics and value
• Both Upgrading window treatments — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Painting exterior and interior — Fresh paint improves aesthetics and value ↑
• Both Upgrading window treatments — Enhances energy efficiency and curb appeal ↑

ⓘ 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: Selah School District
• NCES district ID: 5307770
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $54,495
• Composite: 47.97/100
• National rank: #4809
• State rank: #113 of 291 in WA

Livability — Selah

• Score: 75/100
• State rank: #164
• US rank: #3936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yakima County · 134,789 people
• City population: 18,871
• Metro: Yakima, WA
• Population (ZIP): 31,366
• Household income: $57,392
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1317.0

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: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 22% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 3% Lithuanian 2% Scottish 1%
• Foreign-born: 20% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▼ -144.24%
• Current HPI: 287.8283
• Rent YoY: ▲ 9.31%
• 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

-6.6% since first listed

3 events — show timeline

• 2026-05-07 Pending — YAMLS
• 2026-03-31 Price Changed $92,500 YAMLS
• 2026-02-27 Listed $99,000 YAMLS

Property tax history

-9.0%/yr

Latest (2026): $447 · -9.0% YoY. Source: county tax records.