915 N 15th Ave #6 · Yakima, WA 98902

$45,000

2 bd · 1.0 ba · 580 sqft · SingleFamily public records · 210 Days on market

Built 1965

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New windows, new HVAC, new paint, new flooring; from the inside this is a whole new home! Just right for convenient living in an all ages manuf home park, oversized bedroom and living area, work efficient kitchen and dining with lots of storage. Home is near transportation and sits walking distance to well-traveled roads and the bus routes. Second bedroom is partially unfinished.

Key facts

• Lots of storage
• New hvac
• New flooring

Tags

• NEW WINDOWS
• NEW HVAC
• NEW PAINT
• NEW FLOORING
• WORK EFFICIENT KITCHEN
• LOTS OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.3% 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 (+5.1%/yr); 185 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $311 of loan paydown is wiped out by about $1k 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 + 5.1% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($40k) 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.
• Current owner paid $30k; list at $45k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1965 — 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. 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?
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: 2.25% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.45%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $154,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Garfield Ave	0.66mi	1/1.0 (-1)	594 (+2%)	8mo	$158,000	$266	54
520 N 21st Ave	0.63mi	2/1.0	624 (+8%)	18mo	$218,000	$349	43
1316 Mckinley Ave	0.63mi	1/1.0 (-1)	650 (+12%)	8mo	$110,000	$169	39

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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: 46.1%
• Equity multiple: 3.06×
• Total profit: $25,936
• Equity at exit: $6,710

10-year hold

• IRR: 52.8%
• Equity multiple: 6.70×
• Total profit: $71,846
• Equity at exit: $3,891

Cash invested: $12,600 (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 98902

• Rents YoY: 5.1%
• Active inventory: 185
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $488

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $519	-5% $503	+0% $488	+5% $472	+10% $457
Rent	-10% $408	-5% $448	+0% $488	+5% $528	+10% $568
Rate	-1.0pp $510	-0.5pp $499	base $488	+0.5pp $476	+1.0pp $464

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 Willow St Unit A Yakima, WA	2.0	1.0	719	$975	$1.36	45d	1	0.41mi
1318 Fairbanks Ave Unit 2 Yakima, WA	2.0	1.0	750	$895	$1.19	45d	1	0.46mi
1318 Fairbanks Ave Unit 03 Yakima, WA	2.0	1.0	750	$975	$1.30	45d	1	0.46mi
1521 Garfield Ave Yakima, WA	2.0	1.0	680	$1,200	$1.76	22d	1	0.65mi
1409 Folsom Ave Unit 5 Yakima, WA	2.0	1.0	750	$900	$1.20	22d	1	0.85mi
211 N Pierce Ave Yakima, WA	2.0	1.0	750	$1,150	$1.53	45d	1	0.89mi
702 N 2nd St Unit 9 Yakima, WA	1.0	1.0	455	$875	$1.92	22d	1	0.95mi
11 S 9th Ave Unit 1 Yakima, WA	1.0	1.0	638	$850	$1.33	22d	1	1.18mi
13 S 9th Ave Unit 5 Yakima, WA	2.0	1.0	750	$1,175	$1.57	22d	1	1.19mi
13 S 9th Ave Unit 3 Yakima, WA	1.0	1.0	600	$945	$1.57	45d	1	1.19mi
211 S 10th Ave Unit 4 Yakima, WA	1.0	1.0	544	$850	$1.56	45d	1	1.36mi
3601 Fairbanks Ave Yakima, WA	1.0	1.0	672	$876	$1.30	14d	14	1.40mi
308 E Yakima Ave Yakima, WA	2.0	1.0	690	$1,281	$1.86	22d	1	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $45,000 Active 210 DOM
2. 2026-06-18
   days on market $45,000 Active 209 DOM
3. 2026-06-17
   days on market $45,000 Active 208 DOM
4. 2026-06-16
   days on market $45,000 Active 207 DOM
5. 2026-06-15
   days on market $45,000 Active 206 DOM
6. 2026-06-14
   days on market $45,000 Active 204 DOM
7. 2026-06-13
   days on market $45,000 Active 203 DOM
8. 2026-06-10
   days on market $45,000 Active 201 DOM
9. 2026-06-09
   days on market $45,000 Active 200 DOM
10. 2026-06-08
    days on market $45,000 Active 199 DOM
11. 2026-06-07
    days on market $45,000 Active 198 DOM
12. 2026-06-05
    days on market $45,000 Active 195 DOM
13. 2026-06-03
    days on market $45,000 Active 194 DOM
14. 2026-06-02
    days on market $45,000 Active 193 DOM
15. 2026-06-01
    days on market $45,000 Active 192 DOM
16. 2026-05-31
    days on market $45,000 Active 191 DOM
17. 2026-05-30
    days on market $45,000 Active 190 DOM
18. 2025-11-21
    listed $45,000 Active 382-char remark

    Show marketing remark (382 chars)

    New windows, new HVAC, new paint, new flooring; from the inside this is a whole new home! Just right for convenient living in an all ages manuf home park, oversized bedroom and living area, work efficient kitchen and dining with lots of storage. Home is near transportation and sits walking distance to well-traveled roads and the bus routes. Second bedroom is partially unfinished.

19. 2025-05-20
    soldstatus $30,000 Closed 207-char remark

    Show marketing remark (207 chars)

    Enter this home and be prepared to be amazed. To the right is the kitchen with updated cabinets, and generous eating area. You'll find the livingroom generous in space and he newly purchased sofa set remains

20. 2025-05-12
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Enter this home and be prepared to be amazed. To the right is the kitchen with updated cabinets, and generous eating area. You'll find the livingroom generous in space and he newly purchased sofa set remains

21. 2025-04-30
    price $30,000 207-char remark

    Show marketing remark (207 chars)

    Enter this home and be prepared to be amazed. To the right is the kitchen with updated cabinets, and generous eating area. You'll find the livingroom generous in space and he newly purchased sofa set remains

22. 2025-04-10
    listed $40,000 Active 207-char remark

    Show marketing remark (207 chars)

    Enter this home and be prepared to be amazed. To the right is the kitchen with updated cabinets, and generous eating area. You'll find the livingroom generous in space and he newly purchased sofa set remains

ⓘ 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 4/10 Moderate
• 🌡 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 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,132
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,309
• Taxable income: $5,461
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $4,542/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): 46,492
• Household income: $63,092
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1607.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 50% White 40% Two or more races 24% Black 2% Pacific Islander 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 60% English-only · Spanish 37% Other Asian/Pacific 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: ▼ -363.66%
• Current HPI: 294.559
• Rent YoY: ▲ 5.07%
• 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

+12.5% since first listed

5 events — show timeline

• 2025-11-21 Listed $45,000 YAMLS
• 2025-05-20 Sold (MLS) $30,000 YAMLS
• 2025-05-12 Pending — YAMLS
• 2025-04-30 Price Changed $30,000 YAMLS
• 2025-04-10 Listed $40,000 YAMLS

Property tax history

+1.0%/yr

Latest (2019): $60 · +1.1% YoY. Source: county tax records.