4105 Snowmountain Rd · Yakima, WA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $604 – $1,122
Heat risk 4/10 · Minor
- Hot days now (above 96°F)
- 7 days/yr
- Hot days in 30 yrs
- 14 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 9/10 · Severe
- Unhealthy air days now
- 14 days/yr
- Unhealthy air days in 30 yrs
- 16 days/yr
Risk factors via First Street. Map © Google.
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 +17.6/30.0
- ARV discount +12.9/15.0
- DSCR +5.7/10.0
- 1% rule +5.2/10.0
- 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
$135,000
4105 Snowmountain Rd · Yakima, WA 98908
2 bd · 1.0 ba · 900 sqft · Townhouse
· 115 Days on market
55+ age-restricted
Built 1952
Garage
$150/sqft
· 12% below area
Est $153k · 12% under
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
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.
Key facts
- Soft-close cabinets
- Remodeled kitchen
- Murphy bed
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath townhouse 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: $123k (9.0% below list) — sets the bar for market timing.
- Cap rate 7.8% vs local median 3.1% 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.
- Zoned schools: Gilbert Elementary School (413 students, 71% FRL); Wilson Middle School (856 students, 72% FRL); Davis High School (2,330 students, 83% FRL) — zoned schools at 75% FRL track the district average.
- Market conditions: Rents rising fast (+6.5%/yr); 441 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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 115 days — a 9% lower offer ($123k) 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
$122,850
(9.0% below list)
Questions for the listing agent
- It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.03% ✓
- Cap rate
- 7.80%
- Cash-on-cash
- 5.38%
- DSCR
- 1.24
- GRM
- 8.1
CMA / ARV
- ARV (median comp)
- $153,374
- List price
- $135,000
- Delta
- -11.98%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 8 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 217 N 42nd Ave | 0.04mi | 2/1.0 | 925 (+3%) | 4mo | $101,000 | $109 | 90 |
| 235 N 38th Ave | 0.25mi | 2/1.0 | 900 (0%) | 9mo | $155,000 | $172 | 80 |
| 214 N 38th Ave #5 | 0.22mi | 2/1.0 | 900 (0%) | 15mo | $140,000 | $156 | 77 |
| 216 N 38th Ave #4 | 0.22mi | 1/1.0 (-1) | 800 (-11%) | 11mo | $110,000 | $138 | 57 |
| 105 Peach Tree Ln #3 | 0.66mi | 2/2.0 | 944 (+5%) | 4mo | $278,000 | $294 | 54 |
| 316 N 38th Ave | 0.26mi | 2/1.0 | 1,002 (+11%) | 20mo | $199,000 | $199 | 53 |
| 105 Peach Tree Ln #1 | 0.66mi | 2/2.0 | 944 (+5%) | 21mo | $275,000 | $291 | 40 |
| 701 S 38th Ave #1 | 0.72mi | 2/1.0 | 985 (+9%) | 21mo | $174,000 | $177 | 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 · 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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 7 active · 2 under contract
- Months of supply
- 10.5 mo (10%/mo absorbed)
- Median asking
- $150,000 ($167/sqft)
- Median days on market
- 302 d
- This list price
- 14% of active listings are priced below it
- ARV vs active asking
- +2.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98908
- Rents YoY
- 6.5%
- Active inventory
- 441
- Price-to-rent
- 8.1×
Monthly cashflow live
↻
- Estimated rent
- $1,396 high interval (Pro) →
- Mortgage (P&I)
- −$708
- Tax est. 1.5%
- −$169 /mo · $2,025/yr
- Insurance
- −$56
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$293
- Net cashflow
- $170
Break-even live
Break-even rent
$1,181
Max offer price
$135,000
Occupancy floor
83%
Sensitivity live
| Price | -10% $263 | -5% $216 | +0% $170 | +5% $123 | +10% $76 |
|---|---|---|---|---|---|
| Rent | -10% $59 | -5% $114 | +0% $170 | +5% $225 | +10% $280 |
| Rate | -1.0pp $238 | -0.5pp $204 | base $170 | +0.5pp $135 | +1.0pp $99 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 62d | 3 | 0.46mi |
| 4004 W Walnut St Apt 16 Yakima, WA | 2.0 | 1.0 | 763 | $1,225 | $1.61 | 93d | 1 | 0.46mi |
| 4004 W Walnut St Apt 4 Yakima, WA | 2.0 | 1.0 | 763 | $1,225 | $1.61 | 70d | 1 | 0.46mi |
| 4004 Bell Ave Yakima, WA | 2.0 | 1.0 | 825 | $1,195 | $1.45 | 62d | 2 | 0.52mi |
| 3601 Fairbanks Ave Yakima, WA | 1.0 | 1.0 | 672 | $876 | $1.30 | 62d | 14 | 0.59mi |
| 409 S 50th Ave Unit 2 Yakima, WA | 2.0 | 1.0 | 784 | $1,250 | $1.59 | 62d | 1 | 0.74mi |
| 905 S 44th Ave Yakima, WA | 2.0–3.0 | 1.0–1.5 | 965 | $1,350 | $1.40 | 62d | 3 | 0.88mi |
| 905 S 44th Ave Unit B04 Yakima, WA | 3.0 | 1.5 | 1100 | $1,575 | $1.43 | 93d | 1 | 0.88mi |
| Cascade Loop Yakima, WA | 2.0 | 1.0 | 1030 | $1,800 | $1.75 | 62d | 1 | 0.95mi |
| 2605 W Lincoln Ave Yakima, WA | 3.0 | 1.0 | 990 | $1,600 | $1.62 | 93d | 1 | 0.95mi |
| 3413 Cascade Loop Yakima, WA | 2.0 | 1.0 | 1000 | $1,825 | $1.82 | 62d | 1 | 0.96mi |
| 1020 S 41st Ave Yakima, WA | 1.0 | 1.0 | 532 | $1,028 | $1.93 | 62d | 5 | 1.05mi |
| 406 S 60th Ave Unit B Yakima, WA | 2.0 | 2.0 | 664 | $1,108 | $1.67 | 62d | 1 | 1.27mi |
| 4106 McLean Dr Yakima, WA | 3.0 | 2.0 | 1100 | $1,700 | $1.55 | 70d | 1 | 1.44mi |
Property features AI
Finance
- Other
- Located in the Westpark subdivisionZoned R3 (multi-family residential)
- HOA & community
- Located in a senior community
Exterior
- Parking
- Attached garage with 1 spaceGarage door openerOff-street parking
- Utilities
- Public waterSewer connected
- Home design
- Residential condominiumSingle-story
- Construction
- Frame and brick construction
- Exterior features
- Composition roof
Interior
- Kitchen
- DishwasherDisposalMicrowaveRangeDouble ovenOvenRefrigerator
- Flooring
- Carpet
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central air conditioningForced air heating
- Interior features
- PantryStorm windows
Listing history 50 events
-
2026-08-08days on market $135,000 Active 115 DOM
-
2026-08-07days on market $135,000 Active 114 DOM
-
2026-08-06days on market $135,000 Active 113 DOM
-
2026-08-05days on market $135,000 Active 112 DOM
-
2026-08-04days on market $135,000 Active 111 DOM
-
2026-08-03days on market $135,000 Active 110 DOM
-
2026-07-31days on market $135,000 Active 107 DOM
-
2026-07-29days on market $135,000 Active 105 DOM
-
2026-07-27days on market $135,000 Active 103 DOM
-
2026-07-25days on market $135,000 Active 101 DOM
-
2026-07-23days on market $135,000 Active 99 DOM
-
2026-07-22days on market $135,000 Active 98 DOM
-
2026-07-21days on market $135,000 Active 97 DOM
-
2026-07-18days on market $135,000 Active 94 DOM
-
2026-07-16days on market $135,000 Active 92 DOM
-
2026-07-16days on market $135,000 Active 91 DOM
-
2026-07-14days on market $135,000 Active 90 DOM
-
2026-07-13days on market $135,000 Active 89 DOM
-
2026-07-12days on market $135,000 Active 88 DOM
-
2026-07-11days on market $135,000 Active 87 DOM
-
2026-07-10days on market $135,000 Active 86 DOM
-
2026-07-09days on market $135,000 Active 85 DOM
-
2026-07-08days on market $135,000 Active 84 DOM
-
2026-07-07days on market $135,000 Active 83 DOM
-
2026-07-06days on market $135,000 Active 82 DOM
-
2026-07-05days on market $135,000 Active 81 DOM
-
2026-07-04days on market $135,000 Active 80 DOM
-
2026-07-03days on market $135,000 Active 79 DOM
-
2026-07-02days on market $135,000 Active 78 DOM
-
2026-07-01days on market $135,000 Active 77 DOM
-
2026-06-30days on market $135,000 Active 76 DOM
-
2026-06-29days on market $135,000 Active 75 DOM
-
2026-06-28days on market $135,000 Active 74 DOM
-
2026-06-28days on market $135,000 Active 73 DOM
-
2026-06-27days on market $135,000 Active 72 DOM
-
2026-06-25days on market $135,000 Active 70 DOM
-
2026-06-23days on market $135,000 Active 68 DOM
-
2026-06-22days on market $135,000 Active 67 DOM
-
2026-06-19days on market $135,000 Active 65 DOM
-
2026-06-18days on market $135,000 Active 64 DOM
-
2026-06-17days on market $135,000 Active 63 DOM
-
2026-06-16days on market $135,000 Active 62 DOM
-
2026-06-15days on market $135,000 Active 61 DOM
-
2026-06-14days on market $135,000 Active 59 DOM
-
2026-06-13days on market $135,000 Active 58 DOM
-
2026-06-10days on market $135,000 Active 56 DOM
-
2026-06-09days on market $135,000 Active 55 DOM
-
2026-06-08days on market $135,000 Active 54 DOM
-
2026-06-07days on market $135,000 Active 53 DOM
-
2026-06-05pricedays on market $135,000 Active 50 DOM
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
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
combined federal + state — saved on this device
- 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
75/100
Cosmetic rehab
Est. rehab $4,500–$13,500 screening
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. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
Elementary
Gilbert Elementary School
Middle
Wilson Middle School
High
Davis High School
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
A
Composite livability gradescore 80/100
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 · 256,514 people
- City population
- 115,918
- Metro
- Yakima, WA
- Population (ZIP)
- 38,060
- Household income
- $84,197
- Rent vs Own
- Severe rent burden
- 11% of renters
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 |
|
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Price history
-3.6% since first listed2 events — show timeline
- 2026-06-03 Price Changed $135,000 YAMLS
- 2026-04-15 Listed $140,000 YAMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…