302 N Iler St · Moxee, WA 98936

$319,000

3 bd · 1.0 ba · 1,810 sqft · SingleFamily public records · 42 Days on market

Built 1915 6,098 sqft lot $176/sqft · 17% below area Est $386k · 17% under

---

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 +9.5/30.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into a spacious piece of history! This beautifully updated farmhouse offers an incredible amount of living space for the price. Built in 1915, it retains all the timeless character you love--like a welcoming foyer and quaint formal dining room, inset ceilings, arched openings, and quiet little nooks that give a home its true soul--while featuring the modern updates you need for an easy move-in. With 1810 square feet of living area, this home feels remarkably open and airy, enhanced by an abundance of natural light in every room. Save thousands on immediate repairs! Enjoy fresh interior paint throughout and newly updated flooring that perfectly complements the home's original farmhouse

Key facts

• Formal dining room
• Welcoming foyer
• Arched openings

Tags

• UPDATED FARMHOUSE
• WELCOMING FOYER
• FORMAL DINING ROOM
• INSET CEILINGS
• ARCHED OPENINGS
• ABUNDANCE OF NATURAL LIGHT

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Sewer connected; Cable available
• Home design: Single-family residence; 2 stories; Residential/site-built; R2 zoning (2-family residential)
• Construction: Frame construction with vinyl siding; Composition roof; Built as a structure with above-grade finished living area
• Exterior features: Garden; Corner, level lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Electric heating; Wood stove / wood heating
• Interior features: Fireplace (1); Crawl space, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (28.3% below list).
• Recommended offer: $229k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#274 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• East Valley School District (Yakima) (suburban): math 54% / reading 61% proficiency, ranked #76 of 291 in WA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $10k 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 42 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $23k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $319k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $228,782 (28.3% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 11.6

CMA / ARV

• ARV (median comp): $386,277
• List price: $319,000
• Delta: -17.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Olympic Ave	0.38mi	3/2.0	1,842 (+2%)	0mo	$462,000	$251	75
516 Clark St	0.31mi	3/2.0	1,732 (-4%)	7mo	$372,000	$215	69
107 Palisade St	0.49mi	3/2.0	1,756 (-3%)	2mo	$433,000	$247	67
613 N Iler St	0.41mi	3/2.0	1,732 (-4%)	8mo	$405,000	$234	63
710 Columbus Ave	0.54mi	3/2.0	1,737 (-4%)	11mo	$381,000	$219	55
110 N Zeus St	0.37mi	3/2.0	2,000 (+10%)	10mo	$445,000	$223	53
110 Bravo St	0.41mi	4/2.0 (+1)	2,000 (+10%)	3mo	$455,000	$228	52
807 Millenium Ave	0.63mi	3/2.0	1,737 (-4%)	10mo	$389,000	$224	51
509 N Iler St	0.27mi	3/2.0	2,058 (+14%)	13mo	$420,000	$204	50
212 Bravo St	0.39mi	3/2.0	1,550 (-14%)	13mo	$425,000	$274	43
212 Golding St	0.67mi	3/2.0	1,600 (-12%)	8mo	$393,500	$246	39
115 Nugget St	0.43mi	4/2.5 (+1)	2,080 (+15%)	13mo	$420,000	$202	33

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-65,850
• Equity at exit: $47,564

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-75,776
• Equity at exit: $27,581

Cash invested: $89,320 (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 98936

• Home prices YoY: -13.1%
• Active inventory: 24
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$223 /mo · $2,673/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-221

Break-even live

Break-even rent $2,568

Max offer price $279,935

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Chelan Ave Moxee, WA	3.0	2.0	1436	$2,250	$1.57	43d	1	0.18mi
106 Golding St Moxee, WA	4.0	2.0	1976	$2,395	$1.21	13d	1	0.58mi

Listing history 21 events

1. 2026-06-19
   days on market $319,000 Active 42 DOM
2. 2026-06-18
   days on market $319,000 Active 41 DOM
3. 2026-06-17
   days on market $319,000 Active 40 DOM
4. 2026-06-16
   days on market $319,000 Active 39 DOM
5. 2026-06-15
   days on market $319,000 Active 38 DOM
6. 2026-06-14
   days on market $319,000 Active 36 DOM
7. 2026-06-13
   days on market $319,000 Active 35 DOM
8. 2026-06-10
   days on market $319,000 Active 33 DOM
9. 2026-06-09
   days on market $319,000 Active 32 DOM
10. 2026-06-09
    price $319,000 Active 31 DOM
11. 2026-06-08
    days on market $332,000 Active 31 DOM
12. 2026-06-07
    days on market $332,000 Active 30 DOM
13. 2026-06-03
    days on market $332,000 Active 26 DOM
14. 2026-06-02
    days on market $332,000 Active 25 DOM
15. 2026-06-01
    days on market $332,000 Active 24 DOM
16. 2026-05-31
    days on market $332,000 Active 23 DOM
17. 2026-05-30
    days on market $332,000 Active 22 DOM
18. 2026-05-08
    listed $342,000 Active 1223-char remark
19. 2008-03-14
    soldstatus $139,000
20. 2007-05-15
    soldstatus $84,300
21. 2007-04-06
    listed $78,000

ⓘ 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: $2,673 · $223/mo
• Projected year-2 tax: $3,126 · $261/mo
• Expected delta: +$453/yr (+$38/mo · 17.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,454
• − Mortgage interest: −$17,869
• − Property taxes: −$2,673
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$9,280
• Taxable loss: −$8,355
• Est. tax savings @ 24.0%: +$2,005
• After-tax cash flow: $-648/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: East Valley School District (Yakima)
• NCES district ID: 5305370
• Math proficiency: 54% ▲ 1.00%
• Reading proficiency: 61% ▲ 5.00%
• Median HH income: $57,936
• Composite: 51.46/100
• National rank: #3682
• State rank: #76 of 291 in WA

Livability — Moxee

• Score: 68/100
• State rank: #274
• US rank: #9442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moxee, WA
• Population (ZIP): 8,898

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: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 43% Two or more races 20% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 34% Arabic 2%

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: ▼ -46.36%
• Current HPI: 307.4978
• 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

+309.0% since first listed

6 events — show timeline

• 2026-06-08 Price Changed $319,000 YAMLS
• 2026-05-21 Price Changed $332,000 YAMLS
• 2026-05-08 Listed $342,000 YAMLS
• 2008-03-14 Sold (Public Records) $139,000 Public Records
• 2007-05-15 Sold (MLS) $84,300 NWMLS as Distributed by MLS Grid
• 2007-04-06 Listed $78,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2026): $2,673 · -23.8% YoY. Source: county tax records.