293 Freedom Ln · Selah, WA 98942

$200,000

3 bd · 3.0 ba · 1,488 sqft · SingleFamily public records · 5 Days on market

Built 2000 3.10 ac lot

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in Selah! Existing structure is not finished. The home was started several years ago and is incomplete. 3 bedrooms and 2 baths are partially framed in on main level. Existing well is only 3 years old and power and septic are on site. Septic is unknown condition as the home was never finished and was previously connected to a manufactured home that has been removed. County records indicate main floor is 1488 SF and lower level is 1472 SF for a total of 2960 SF. Lower level is framed for laundry room, 4th bedroom, and living room.

Key facts

• Septic on site
• Existing well
• Lower level framed

Tags

• EXISTING WELL
• POWER ON SITE
• SEPTIC ON SITE
• LOWER LEVEL FRAMED

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One story; Residential property on approximately 3.1 acres; Zoned RT (Rural Transitional)
• Construction: Block and wood siding construction
• Exterior features: Composition roof

Interior

• Heating & cooling: No heating system specified
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.2% 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 (+2.7%/yr); 157 active listings in the ZIP; solid renter incomes; 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).
• This rent runs 30% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $200,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $474,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 S Wenas Rd	0.29mi	3/2.0	1,694 (+14%)	8mo	$540,000	$319	53
21 Hexon Rd	0.34mi	2/1.0 (-1)	1,345 (-10%)	10mo	$420,000	$312	46

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 · 2.66% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-13,217
• Equity at exit: $29,821

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $11,250
• Equity at exit: $17,292

Cash invested: $56,000 (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 98942

• Home prices YoY: -22.6%
• Rents YoY: 2.7%
• Active inventory: 157
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $312

Break-even live

Break-even rent $1,741

Max offer price $200,000

Occupancy floor 80%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   listed $200,000 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: $2,918 · $243/mo
• Projected year-2 tax: $2,918 · $243/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 7/10 Severe
• 🌡 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 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,635
• − Mortgage interest: −$11,203
• − Property taxes: −$2,918
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$5,818
• Taxable income: $594
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $3,605/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: 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): 18,871
• Household income: $84,646
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 159.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 6% · Canada, Philippines
• Languages at home: 84% English-only · Spanish 15%

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: ▼ -87.17%
• Current HPI: 297.7819
• Rent YoY: ▲ 2.66%
• 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

2 events — show timeline

• 2026-04-29 Pending — YAMLS
• 2026-04-24 Listed $200,000 YAMLS

Property tax history

+4.6%/yr

Latest (2026): $2,918 · +1.0% YoY. Source: county tax records.