907 S 8th Ave · Yakima, WA 98903

$75,000

3 bd · 1.0 ba · 1,506 sqft · SingleFamily public records · 22 Days on market

Built 1972 5,227 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Information provided in the listing is from county records. Listing agent has not had any access to the property . ''The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit AUCTION COM LLC to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold ''as is'' and no for sale sign allowed. This asset is being marketed online now at www. auction.com. All offers from interested buyers must be entered online at www. auction.com for the duration of the time that this property is in auction. Registration to bid is now available on the property's listing page on www. auctio

Key facts

• 5,227 sq ft lot
• Garage
• Built 1972

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Sewer connected
• Home design: Single-story single family residence; Site-built construction; R1 (single family residential) zoning
• Construction: Frame construction with metal siding; 1 total story
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Finished basement

🔨 Auction listing. The $75,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $295,176 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $-578 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

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: 172 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.39%
• DSCR: 0.63
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $295,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 S 8th Ave	0.15mi	3/2.0	1,558 (+4%)	7mo	$305,000	$196	77
607 W Viola Ave	0.43mi	3/1.0	1,464 (-3%)	2mo	$311,000	$212	74
612 Pleasant Ave	0.40mi	2/1.0 (-1)	1,512 (+0%)	4mo	$190,000	$126	72
1218 S 8th Ave Ave	0.40mi	3/1.5	1,584 (+5%)	2mo	$320,000	$202	70
1017 W Viola Ave	0.49mi	3/1.0	1,528 (+2%)	8mo	$299,000	$196	68
922 S 9th Ave	0.12mi	2/1.0 (-1)	1,283 (-15%)	0mo	$272,000	$212	64
1309 W Spruce St	0.67mi	3/1.0	1,528 (+2%)	3mo	$262,000	$171	64
1406 S 3rd Ave	0.66mi	2/1.5 (-1)	1,435 (-5%)	7mo	$303,000	$211	49
1302 S 3rd Ave	0.55mi	4/2.0 (+1)	1,620 (+8%)	7mo	$360,000	$222	47
310 S 13th Ave	0.68mi	2/1.0 (-1)	1,313 (-13%)	0mo	$195,000	$149	42
619 S 15th Ave	0.64mi	4/2.0 (+1)	1,656 (+10%)	6mo	$293,335	$177	40
605 S 16th Ave	0.72mi	2/1.0 (-1)	1,292 (-14%)	2mo	$235,000	$182	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.1%
• Equity multiple: -0.02×
• Total profit: $-84,692
• Equity at exit: $44,012

10-year hold

• IRR: -34.5%
• Equity multiple: -0.47×
• Total profit: $-121,420
• Equity at exit: $25,521

Cash invested: $82,649 (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 98903

• Home prices YoY: -21.8%
• Active inventory: 172
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$1,548
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-578

Break-even live

Break-even rent $2,377

Max offer price $193,145

Occupancy floor —

Sensitivity live

Price	-10% $-410	-5% $-494	+0% $-578	+5% $-661	+10% $-745
Rent	-10% $-708	-5% $-643	+0% $-578	+5% $-513	+10% $-448
Rate	-1.0pp $-429	-0.5pp $-502	base $-578	+0.5pp $-654	+1.0pp $-732

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: $73,794
• Closing costs: $8,855
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 S 2nd Ave Unit A Yakima, WA	3.0	2.0	1133	$1,495	$1.32	44d	1	0.37mi
1401 S 4th Ave Unit 1 Yakima, WA	3.0	2.0	1320	$1,495	$1.13	22d	1	0.63mi
1415 W Yakima Ave Unit O Yakima, WA	2.0	1.5	1080	$1,250	$1.16	44d	1	0.88mi
1512 Landon Ave Unit 1 Yakima, WA	3.0	1.0	1200	$1,500	$1.25	22d	1	0.89mi
5200 Jazz ST Yakima, WA	2.0–3.0	2.5	1484	$1,900	$1.28	14d	2	1.09mi
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	22d	1	1.11mi
1900 W Mead Ave #1 Yakima, WA	3.0	2.0	1350	$2,050	$1.52	22d	1	1.14mi
1912 W Mead Ave #1 Yakima, WA	3.0	2.0	1204	$1,795	$1.49	22d	1	1.16mi
809 W Washington Ave Yakima, WA	2.0	2.0	1264	$1,595	$1.26	14d	1	1.17mi
1917 Landon Ave Union Gap, WA	3.0	2.0	1400	$2,100	$1.50	44d	1	1.40mi
1518 S 24th Ave Yakima, WA	4.0	2.5	2250	$2,000	$0.89	22d	1	1.43mi
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	14d	1	1.47mi

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 22 DOM
2. 2026-06-18
   days on market $75,000 Active 21 DOM
3. 2026-06-17
   days on market $75,000 Active 20 DOM
4. 2026-06-16
   days on market $75,000 Active 19 DOM
5. 2026-06-15
   days on market $75,000 Active 18 DOM
6. 2026-06-14
   days on market $75,000 Active 16 DOM
7. 2026-06-13
   days on market $75,000 Active 15 DOM
8. 2026-06-10
   days on market $75,000 Active 13 DOM
9. 2026-06-09
   days on market $75,000 Active 12 DOM
10. 2026-06-08
    days on market $75,000 Active 11 DOM
11. 2026-06-07
    days on market $75,000 Active 10 DOM
12. 2026-06-05
    days on market $75,000 Active 7 DOM
13. 2026-06-03
    days on market $75,000 Active 6 DOM
14. 2026-06-02
    days on market $75,000 Active 5 DOM
15. 2026-06-01
    days on market $75,000 Active 4 DOM
16. 2026-05-31
    days on market $75,000 Active 3 DOM
17. 2026-05-30
    days on market $75,000 Active 2 DOM
18. 2026-05-28
    listed $75,000 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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $19,751
• − Mortgage interest: −$16,534
• − Property taxes: −$2,483
• − Insurance: −$1,476
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$8,587
• Taxable loss: −$12,489
• Est. tax savings @ 24.0%: +$2,997
• After-tax cash flow: $-3,933/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: 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
• City population: 115,918
• Population (ZIP): 19,010

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 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 19% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 33% Other Asian/Pacific 1% Other Indo-European 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: ▼ -83.90%
• Current HPI: 300.5753
• 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

1 event — show timeline

• 2026-05-28 Listed $75,000 YAMLS

Property tax history

+6.2%/yr

Latest (2026): $2,483 · -0.0% YoY. Source: county tax records.