308 N Wenas Rd · Selah, WA 98942

$250,000

2 bd · 1.0 ba · 958 sqft · SingleFamily public records · 8 Days on market

Built 1920 8,712 sqft lot $261/sqft · 18% above area Est $311k · 20% under ↓ 2% since listing

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Why this score? — see what drove the D- 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 +15.0/15.0
• Cash flow +5.6/30.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• Built 1920
• Listed 8 days

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public water; Sewer connected
• Home design: Single-story single family residence; Residential property; Zoned R2 (2-family residential)
• Construction: Frame construction with wood siding
• Exterior features: Composition roof

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Fireplace (1); Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-518 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (36.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (47.2% below list).
• Recommended offer: $132k (47.2% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.9% 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); 159 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,972 (47.2% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.53% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.88%
• DSCR: 0.60
• GRM: 15.8

CMA / ARV

• ARV (median comp): $311,208
• List price: $250,000
• Delta: -19.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Palmer Dr	0.55mi	3/1.0 (+1)	960 (+0%)	6mo	$290,000	$302	64
209 Palmer Dr	0.61mi	3/1.0 (+1)	960 (+0%)	8mo	$300,000	$313	60
609 W Home Ave	0.56mi	2/1.0	968 (+1%)	23mo	$299,500	$309	53

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: -32.4%
• Equity multiple: -0.06×
• Total profit: $-74,053
• Equity at exit: $37,276

10-year hold

• IRR: -40.0%
• Equity multiple: -0.56×
• Total profit: $-109,160
• Equity at exit: $21,615

Cash invested: $70,000 (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: 159
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$146 /mo · $1,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-518

Break-even live

Break-even rent $1,976

Max offer price $158,442

Occupancy floor —

Sensitivity live

Price	-10% $-377	-5% $-448	+0% $-518	+5% $-589	+10% $-660
Rent	-10% $-623	-5% $-570	+0% $-518	+5% $-466	+10% $-414
Rate	-1.0pp $-392	-0.5pp $-455	base $-518	+0.5pp $-583	+1.0pp $-649

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 W Fremont Ave Unit 9 Selah, WA	2.0	1.0	750	$1,150	$1.53	45d	1	0.22mi
201A Valleyview Ave Selah, WA	2.0	1.0	860	$1,275	$1.48	22d	1	0.59mi
404 S 1st St Selah, WA	1.0	1.0	576	$1,005	$1.74	14d	2	0.64mi
406 S 5th St Selah, WA	1.0	1.0	576	$1,025	$1.78	14d	2	0.76mi
Laurel Pl Selah, WA	2.0	1.0	750	$1,350	$1.80	45d	1	0.86mi

Listing history 5 events

1. 2026-05-14
   status Pending 113-char remark
2. 2026-05-05
   listed $250,000 Active 113-char remark
3. 2025-11-17
   status Active
4. 2025-10-24
   status Pending
5. 2025-10-08
   listed $250,000 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: $1,748 · $146/mo
• Projected year-2 tax: $2,450 · $204/mo
• Expected delta: +$702/yr (+$58/mo · 40.2%)

ⓘ 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 5/10 Major
• 🌡 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 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,837
• − Mortgage interest: −$14,004
• − Property taxes: −$1,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$7,273
• Taxable loss: −$10,972
• Est. tax savings @ 24.0%: +$2,633
• After-tax cash flow: $-3,586/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

• Census place: Selah, WA
• 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

-2.0% since first listed

7 events — show timeline

• 2026-06-01 Sold (Public Records) $245,000 Public Records
• 2026-06-01 Sold (MLS) $245,000 YAMLS
• 2026-05-14 Pending — YAMLS
• 2026-05-05 Listed $250,000 YAMLS
• 2025-11-17 Relisted — YAMLS
• 2025-10-24 Pending — YAMLS
• 2025-10-08 Listed $250,000 YAMLS

Property tax history

+2.7%/yr

Latest (2026): $1,748 · -16.7% YoY. Source: county tax records.