4105 Snowmountain Rd · Yakima, WA 98908

$135,000

2 bd · 1.0 ba · 900 sqft · Condo · 65 Days on market

Built 1952 Good condition $150/sqft · 13% below area Est $155k · 13% under

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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 +20.2/30.0
• ARV discount +13.3/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, low-maintenance living in this beautifully updated 55+ Co-Op ideally located directly across from Westpark Shopping Center, offering convenient access to a variety of restaurants, services, and shopping just steps from your door. This inviting 2-bedroom, 1 bath home features upgrades throughout, combining comfort and style in every space. The remodeled kitchen includes soft-close cabinets, stainless steel appliances, and plenty of storage for everyday living. Enjoy year-round comfort with central air and forced-air heat. The versatile guest bedroom includes a Murphy bed, making it perfect for visitors or a home office. A private 1 car garage provides security and extra storage. Whether you're downsizing or simply looking for carefree living in a prime location, this home offers low-maintenance living at its finest.

Key facts

• Soft-close cabinets
• Remodeled kitchen
• Murphy bed

Tags

• REMODELED KITCHEN
• SOFT-CLOSE CABINETS
• STAINLESS STEEL APPLIANCES
• MURPHY BED
• PRIVATE GARAGE
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 326 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $155,166
• List price: $135,000
• Delta: -13.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-6,043
• Equity at exit: $20,129

10-year hold

• IRR: 9.2%
• Equity multiple: 1.82×
• Total profit: $30,811
• Equity at exit: $11,672

Cash invested: $37,800 (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: 326
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $170

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4004 W Walnut St Yakima, WA	2.0	1.0	763	$1,212	$1.59	13d	3	0.46mi
4004 W Walnut St Apt 16 Yakima, WA	2.0	1.0	763	$1,225	$1.61	44d	1	0.46mi
4004 W Walnut St Apt 4 Yakima, WA	2.0	1.0	763	$1,225	$1.61	21d	1	0.46mi
4004 Bell Ave Yakima, WA	2.0	1.0	825	$1,195	$1.45	13d	2	0.52mi
3601 Fairbanks Ave Yakima, WA	1.0	1.0	672	$876	$1.30	13d	14	0.59mi
409 S 50th Ave Unit 2 Yakima, WA	2.0	1.0	784	$1,250	$1.59	13d	1	0.74mi
905 S 44th Ave Yakima, WA	2.0–3.0	1.0–1.5	965	$1,350	$1.40	13d	3	0.88mi
905 S 44th Ave Unit B04 Yakima, WA	3.0	1.5	1100	$1,575	$1.43	44d	1	0.88mi
Cascade Loop Yakima, WA	2.0	1.0	1030	$1,800	$1.75	13d	1	0.95mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	44d	1	0.95mi
3413 Cascade Loop Yakima, WA	2.0	1.0	1000	$1,825	$1.82	13d	1	0.96mi
1020 S 41st Ave Yakima, WA	1.0	1.0	532	$1,028	$1.93	13d	5	1.05mi
406 S 60th Ave Unit B Yakima, WA	2.0	2.0	664	$1,108	$1.67	13d	1	1.27mi
4106 McLean Dr Yakima, WA	3.0	2.0	1100	$1,700	$1.55	21d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-19
   days on market $135,000 Active 65 DOM
2. 2026-06-18
   days on market $135,000 Active 64 DOM
3. 2026-06-17
   days on market $135,000 Active 63 DOM
4. 2026-06-16
   days on market $135,000 Active 62 DOM
5. 2026-06-15
   days on market $135,000 Active 61 DOM
6. 2026-06-14
   days on market $135,000 Active 59 DOM
7. 2026-06-13
   days on market $135,000 Active 58 DOM
8. 2026-06-10
   days on market $135,000 Active 56 DOM
9. 2026-06-09
   days on market $135,000 Active 55 DOM
10. 2026-06-08
    days on market $135,000 Active 54 DOM
11. 2026-06-07
    days on market $135,000 Active 53 DOM
12. 2026-06-05
    pricedays on market $135,000 Active 50 DOM
13. 2026-06-03
    days on market $140,000 Active 49 DOM
14. 2026-06-02
    days on market $140,000 Active 48 DOM
15. 2026-06-01
    days on market $140,000 Active 47 DOM
16. 2026-05-31
    days on market $140,000 Active 46 DOM
17. 2026-05-30
    days on market $140,000 Active 45 DOM
18. 2026-04-15
    listed $140,000 Active 843-char remark

    Show marketing remark (843 chars)

    Welcome to easy, low-maintenance living in this beautifully updated 55+ Co-Op ideally located directly across from Westpark Shopping Center, offering convenient access to a variety of restaurants, services, and shopping just steps from your door. This inviting 2-bedroom, 1 bath home features upgrades throughout, combining comfort and style in every space. The remodeled kitchen includes soft-close cabinets, stainless steel appliances, and plenty of storage for everyday living. Enjoy year-round comfort with central air and forced-air heat. The versatile guest bedroom includes a Murphy bed, making it perfect for visitors or a home office. A private 1 car garage provides security and extra storage. Whether you're downsizing or simply looking for carefree living in a prime location, this home offers low-maintenance living at its finest.

ⓘ 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 ≥96°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: $16,747
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,927
• Taxable loss: −$122
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,064/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 · 11 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bath townhouse is in good condition with recent updates, offering a move-in-ready living experience. It's located in a convenient area with easy access to shopping and dining. Potential buyers and renters will appreciate the well-maintained interior and exterior, as well as the central air and forced-air heat systems.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both New flooring in bathrooms — Replacing old carpet with tile or laminate can improve both resale and rental value.
• Both New kitchen appliances — Upgrading to modern appliances can increase both resale and rental value.
• Both New bathroom vanity — Replacing the current vanity with a larger, more modern one can improve both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both New flooring in bathrooms — Replacing old carpet with tile or laminate can improve both resale and rental value. ↑
• Both New kitchen appliances — Upgrading to modern appliances can increase both resale and rental value. ↑
• Both New bathroom vanity — Replacing the current vanity with a larger, more modern one can improve both resale and rental value. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-15 Listed $140,000 YAMLS