802 N 40th Ave #32 · Yakima, WA 98908

$85,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 27 Days on market

Built 1972 $86/sqft · 37% above area Est $62k · 37% over ↓ 11% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort and style in this spacious double-wide manufactured home in Carriage Hill Estates ideally situated with sweeping views of the Scenic Drive Foothills. This beautifully appointed home offers plentiful parking for up to three cars and an inviting floor plan enhanced by newer luxury vinyl plank flooring. The kitchen showcases sleek quartz countertops, updated cabinetry, and generous workspace for everyday living or entertaining. Large windows flood the home with natural light capturing the tranquil hillside scenery making this a peaceful retreat in one of the area's most desirable manufactured home communities. 55+ Community allows up to two pets not exceeding 40lbs $570 Lot re

Key facts

• Quartz countertops
• Generous workspace
• Updated cabinetry

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• PLENTIFUL PARKING
• LUXURY VINYL PLANK FLOORING
• QUARTZ COUNTERTOPS
• UPDATED CABINETRY
• GENEROUS WORKSPACE

Property features AI

Exterior

• Parking: 3-car garage; Off-street parking
• Utilities: Public water; Sewer connected
• Home design: Manufactured home (on leased land); Residential property; Corner, level lot; Zoned R3 (multi-family residential)
• Construction: Metal siding
• Exterior features: Garden; Shed(s)

Interior

• Kitchen: Range; Oven; Microwave; Dishwasher not listed
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Skylight(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 (+6.5%/yr); 331 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $588 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 + 6.5% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

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

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.81% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.74%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (median comp): $62,000
• List price: $85,000
• Delta: 37.10%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 N 39th Ave	0.55mi	2/1.0	1,008 (+2%)	2mo	$219,500	$218	68
317 N 42nd Ave	0.66mi	2/1.0	900 (-8%)	14mo	$165,000	$183	43
3001 Powerhouse Rd	0.74mi	2/1.5	1,057 (+7%)	24mo	$275,000	$260	32
307 N 35th Ave	0.74mi	2/1.0	1,130 (+15%)	20mo	$340,000	$301	24

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.34×
• Total profit: $31,873
• Equity at exit: $12,674

10-year hold

• IRR: 39.7%
• Equity multiple: 5.36×
• Total profit: $103,844
• Equity at exit: $7,349

Cash invested: $23,800 (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 98908

• Rents YoY: 6.5%
• Active inventory: 331
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $629

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 54%

Sensitivity live

Price	-10% $688	-5% $659	+0% $629	+5% $600	+10% $571
Rent	-10% $508	-5% $569	+0% $629	+5% $690	+10% $751
Rate	-1.0pp $672	-0.5pp $651	base $629	+0.5pp $607	+1.0pp $585

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Cascade Loop Yakima, WA	2.0	1.0	1030	$1,800	$1.75	14d	1	0.38mi
3601 Fairbanks Ave Yakima, WA	1.0	1.0	672	$876	$1.30	14d	14	0.39mi
3413 Cascade Loop Yakima, WA	2.0	1.0	1000	$1,825	$1.82	14d	1	0.40mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	45d	1	1.05mi
4004 W Walnut St Apt 4 Yakima, WA	2.0	1.0	763	$1,225	$1.61	22d	1	1.22mi
4004 W Walnut St Yakima, WA	2.0	1.0	763	$1,212	$1.59	14d	3	1.22mi
4004 W Walnut St Apt 16 Yakima, WA	2.0	1.0	763	$1,225	$1.61	45d	1	1.22mi
4004 Bell Ave Yakima, WA	2.0	1.0	825	$1,195	$1.45	14d	2	1.28mi
409 S 50th Ave Unit 2 Yakima, WA	2.0	1.0	784	$1,250	$1.59	14d	1	1.39mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $85,000 Pending 27 DOM
2. 2026-06-10
   days on market $85,000 Active 26 DOM
3. 2026-06-09
   days on market $85,000 Active 25 DOM
4. 2026-06-08
   days on market $85,000 Active 24 DOM
5. 2026-06-07
   days on market $85,000 Active 23 DOM
6. 2026-06-05
   days on market $85,000 Active 20 DOM
7. 2026-06-03
   days on market $85,000 Active 19 DOM
8. 2026-06-02
   days on market $85,000 Active 18 DOM
9. 2026-06-01
   days on market $85,000 Active 17 DOM
10. 2026-05-31
    days on market $85,000 Active 16 DOM
11. 2026-05-30
    days on market $85,000 Active 15 DOM
12. 2026-05-15
    listed $85,000 Active 780-char remark
13. 2026-02-19
    price $89,000
14. 2025-11-08
    listed $95,000 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 5/10 Major
• 🌡 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 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,484
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$2,473
• Taxable income: $6,593
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $5,971/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
• County: Yakima County · 134,789 people
• City population: 115,918
• Metro: Yakima, WA
• Population (ZIP): 38,060
• Household income: $84,197
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1265.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 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: ▼ -337.28%
• Current HPI: 258.8688
• Rent YoY: ▲ 6.45%
• 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

-10.5% since first listed

4 events — show timeline

• 2026-06-12 Pending — YAMLS
• 2026-05-15 Listed $85,000 YAMLS
• 2026-02-19 Price Changed $89,000 YAMLS
• 2025-11-08 Listed $95,000 YAMLS

Property tax history

-7.8%/yr

Latest (2026): $44 · -4.0% YoY. Source: county tax records.