12 Leisure Hill Dr · Union Gap, WA 98903

$55,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 175 Days on market

Built 1973 Good condition $57/sqft · 13% below area Est $63k · 13% under ↓ 38% 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
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your forever home at Leisure Hill Park, where comfort and tranquility meet! This highly desirable 55+ park is the perfect setting. Extremely low maintenance. Fresh updates with New HVAC system, new Vinyl windows and a lovely handcrafted walkway cover behind the home. 1-year-old vinyl plank flooring, with fresh paint throughout. Some upgraded plumbing and electrical. The front deck gives you amazing Valley views from the Fireworks to the Yakima River. Call your favorite Realtor for a private showing! Sell is contingent on Seller finding suitable housing. Please Call Debby Brown to schedule viewing [phone]

Key facts

• Upgraded plumbing
• Upgraded electrical
• New vinyl windows

Tags

• NEW HVAC SYSTEM
• NEW VINYL WINDOWS
• HANDCRAFTED WALKWAY
• VINYL PLANK FLOORING
• UPGRADED PLUMBING
• UPGRADED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 4.5% in Union Gap — 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 66/100 on livability (#315 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D, crime F, amenities F.
• Union Gap School District (suburban): math 54% / reading 59% proficiency, ranked #105 of 291 in WA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 172 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 $380 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 2.84% ✓
• Cap rate: 24.95%
• Cash-on-cash: 66.64%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (median comp): $63,065
• List price: $55,000
• Delta: -12.79%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Leisure Hill Dr #60	0.10mi	2/2.0	1,080 (+12%)	10mo	$56,900	$53	66

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: 65.9%
• Equity multiple: 3.96×
• Total profit: $45,577
• Equity at exit: $8,201

10-year hold

• IRR: 70.2%
• Equity multiple: 8.14×
• Total profit: $109,917
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $855

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 40%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-08
   days on market $55,000 Active 175 DOM
2. 2026-06-07
   days on market $55,000 Active 174 DOM
3. 2026-06-03
   days on market $55,000 Active 170 DOM
4. 2026-06-02
   days on market $55,000 Active 169 DOM
5. 2026-06-01
   days on market $55,000 Active 168 DOM
6. 2026-05-31
   days on market $55,000 Active 167 DOM
7. 2026-05-30
   days on market $55,000 Active 166 DOM
8. 2026-03-05
   price $55,000 628-char remark

   Show marketing remark (628 chars)

   Welcome to your forever home at Leisure Hill Park, where comfort and tranquility meet! This highly desirable 55+ park is the perfect setting. Extremely low maintenance. Fresh updates with New HVAC system, new Vinyl windows and a lovely handcrafted walkway cover behind the home. 1-year-old vinyl plank flooring, with fresh paint throughout. Some upgraded plumbing and electrical. The front deck gives you amazing Valley views from the Fireworks to the Yakima River. Call your favorite Realtor for a private showing! Sell is contingent on Seller finding suitable housing. Please Call Debby Brown to schedule viewing [phone]

9. 2026-01-31
   price $57,000 628-char remark

   Show marketing remark (628 chars)

   Welcome to your forever home at Leisure Hill Park, where comfort and tranquility meet! This highly desirable 55+ park is the perfect setting. Extremely low maintenance. Fresh updates with New HVAC system, new Vinyl windows and a lovely handcrafted walkway cover behind the home. 1-year-old vinyl plank flooring, with fresh paint throughout. Some upgraded plumbing and electrical. The front deck gives you amazing Valley views from the Fireworks to the Yakima River. Call your favorite Realtor for a private showing! Sell is contingent on Seller finding suitable housing. Please Call Debby Brown to schedule viewing [phone]

10. 2025-12-15
    listed $62,000 Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to your forever home at Leisure Hill Park, where comfort and tranquility meet! This highly desirable 55+ park is the perfect setting. Extremely low maintenance. Fresh updates with New HVAC system, new Vinyl windows and a lovely handcrafted walkway cover behind the home. 1-year-old vinyl plank flooring, with fresh paint throughout. Some upgraded plumbing and electrical. The front deck gives you amazing Valley views from the Fireworks to the Yakima River. Call your favorite Realtor for a private showing! Sell is contingent on Seller finding suitable housing. Please Call Debby Brown to schedule viewing [phone]

11. 2025-10-29
    price $65,000
12. 2025-08-12
    price $70,000
13. 2025-08-05
    listed $73,900 Active
14. 2025-02-14
    listed $79,500 Active
15. 2024-01-06
    price $62,500
16. 2023-12-07
    listed $75,000 Active
17. 2023-09-20
    listed $89,000 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,763
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$1,600
• Taxable income: $9,980
• Est. tax owed @ 24.0%: −$2,395
• After-tax cash flow: $7,867/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 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, including new flooring, kitchen appliances, and bathroom fixtures. It offers a comfortable living space with a handcrafted walkway and valley views, making it an attractive option for both resale and rental.

Value-add opportunities

• Both New flooring — Enhances both resale and rental value.
• Both New kitchen appliances — Modernizes the kitchen and attracts buyers.
• Both New bathroom fixtures — Improves the bathroom's appearance and functionality.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both New flooring — Enhances both resale and rental value. ↑
• Both New kitchen appliances — Modernizes the kitchen and attracts buyers. ↑
• Both New bathroom fixtures — Improves the bathroom's appearance and functionality. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: Union Gap School District
• NCES district ID: 5309150
• Math proficiency: 54% ▬ 0.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $35,603
• Composite: 48.54/100
• National rank: #4614
• State rank: #105 of 291 in WA

Livability — Union Gap

• Score: 66/100
• State rank: #315
• US rank: #11294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union Gap, WA
• 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

-38.2% since first listed

10 events — show timeline

• 2026-03-05 Price Changed $55,000 YAMLS
• 2026-01-31 Price Changed $57,000 YAMLS
• 2025-12-15 Listed $62,000 YAMLS
• 2025-10-29 Price Changed $65,000 YAMLS
• 2025-08-12 Price Changed $70,000 YAMLS
• 2025-08-05 Listed $73,900 YAMLS
• 2025-02-14 Listed $79,500 YAMLS
• 2024-01-06 Price Changed $62,500 YAMLS
• 2023-12-07 Listed $75,000 YAMLS
• 2023-09-20 Listed $89,000 YAMLS