55 W Washington Ave #138 · Yakima, WA 98903

$71,000

2 bd · 2.0 ba · 924 sqft · SingleFamily public records · 203 Days on market

Built 1976 $77/sqft · 72% below area

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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
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully remodeled 2 bedroom, 2 bath manufactured home has spacious bedrooms, each with its own fully remodeled bathroom, providing comfort and privacy for all. This home has been completely renovated with new drywall and interior paint throughout. No detail has been overlooked! Enjoy brand-new flooring including tiled bathroom floors. The stunning kitchen features all-new cabinetry, sleek quartz countertops, an amazing island, and brand-new stainless-steel appliances. The upgrades continue with updated electrical and modern light fixtures. Updated plumbing with 2 full bathrooms and a designated laundry area which adds convenience. Covered parking and a secure shed offers extra storage. This 55+ Park has a large club house and swimming pool. Lot rent $650. This home has modern style and is ready for its new owner!

Key facts

• New drywall
• Quartz countertops
• New flooring

Tags

• FULLY REMODELED BATHROOM
• NEW DRYWALL
• NEW FLOORING
• TILED BATHROOM FLOORS
• ALL-NEW CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 172 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $491 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $20k; list at $71k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 1976 — 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: 1.74% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.22%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $252,325
• List price: $71,000
• Delta: -71.86%
• 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
1914 Landon Ave	0.24mi	2/1.0	944 (+2%)	8mo	$220,000	$233	75
1522 Landon Ave	0.28mi	2/1.0	900 (-3%)	14mo	$229,000	$254	67
1906 Corpman Ln	0.36mi	2/1.0	840 (-9%)	5mo	$210,000	$250	60
2006 Cornell Ave	0.61mi	2/1.0	928 (+0%)	9mo	$239,900	$259	59
1506 S 2nd Ave	0.40mi	2/1.0	840 (-9%)	7mo	$275,000	$327	56
1514 S 3rd Ave	0.40mi	2/1.0	990 (+7%)	17mo	$275,000	$278	51
1519 Ledwich Ave	0.27mi	3/1.0 (+1)	836 (-10%)	16mo	$259,000	$310	49
1511 S 5th Ave	0.50mi	3/1.5 (+1)	1,025 (+11%)	9mo	$310,000	$302	44
1318 S 6th Ave	0.71mi	2/1.0	1,044 (+13%)	1mo	$215,000	$206	41
708 W Mead Ave	0.74mi	2/2.0	1,010 (+9%)	14mo	$314,000	$311	38
1716 S 7th Ave	0.61mi	2/1.0	816 (-12%)	14mo	$245,000	$300	36
2110 S 7th Ave	0.74mi	2/1.0	1,016 (+10%)	11mo	$235,000	$231	35

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: 23.7%
• Equity multiple: 1.97×
• Total profit: $19,349
• Equity at exit: $10,586

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $56,630
• Equity at exit: $6,139

Cash invested: $19,880 (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 98903

• Home prices YoY: -21.8%
• Active inventory: 172
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$372
• Tax est. 1.5%: −$89 /mo · $1,065/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $484

Break-even live

Break-even rent $621

Max offer price $71,000

Occupancy floor 56%

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 S 1st Ave Unit 1 Yakima, WA	2.0	1.0	911	$1,250	$1.37	13d	1	0.24mi
1418 Cornell Ave Yakima, WA	3.0	1.0	1000	$1,800	$1.80	43d	1	0.65mi
1522 S 9th Ave Unit B Yakima, WA	1.0	1.0	595	$875	$1.47	21d	1	0.75mi
1420 Queen Ave Unit 1420 Yakima, WA	1.0	1.0	650	$1,050	$1.62	13d	1	1.02mi
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	13d	1	1.03mi
2718 Kateenah Way Apt 26 Union Gap, WA	1.0	1.0	576	$1,050	$1.82	43d	1	1.33mi
2718 Kateenah Way Union Gap, WA	1.0	1.0	576	$1,028	$1.78	13d	3	1.34mi
1213 S 16th Ave Apt 3 Yakima, WA	1.0	1.0	540	$950	$1.76	43d	1	1.38mi
1206 S 15th Ave Yakima, WA	1.0	1.0	575	$990	$1.72	13d	2	1.39mi

Listing history 9 events

1. 2026-06-03
   days on market $71,000 Active 203 DOM
2. 2026-06-02
   days on market $71,000 Active 202 DOM
3. 2026-06-01
   days on market $71,000 Active 201 DOM
4. 2026-05-31
   days on market $71,000 Active 200 DOM
5. 2026-05-30
   days on market $71,000 Active 199 DOM
6. 2025-11-12
   listed $71,000 Active 833-char remark

   Show marketing remark (833 chars)

   This beautifully remodeled 2 bedroom, 2 bath manufactured home has spacious bedrooms, each with its own fully remodeled bathroom, providing comfort and privacy for all. This home has been completely renovated with new drywall and interior paint throughout. No detail has been overlooked! Enjoy brand-new flooring including tiled bathroom floors. The stunning kitchen features all-new cabinetry, sleek quartz countertops, an amazing island, and brand-new stainless-steel appliances. The upgrades continue with updated electrical and modern light fixtures. Updated plumbing with 2 full bathrooms and a designated laundry area which adds convenience. Covered parking and a secure shed offers extra storage. This 55+ Park has a large club house and swimming pool. Lot rent $650. This home has modern style and is ready for its new owner!

7. 2024-06-28
   soldstatus $20,000 Closed 162-char remark

   Show marketing remark (162 chars)

   2 bedroom 2 bathroom Home in Broadmoor park. 55+ living . The home has good bones but needs some updating . Vacant. Owner is licensed Realtor in Washington State.

8. 2024-06-22
   status Pending 162-char remark

   Show marketing remark (162 chars)

   2 bedroom 2 bathroom Home in Broadmoor park. 55+ living . The home has good bones but needs some updating . Vacant. Owner is licensed Realtor in Washington State.

9. 2024-06-22
   listed $19,900 Active 162-char remark

   Show marketing remark (162 chars)

   2 bedroom 2 bathroom Home in Broadmoor park. 55+ living . The home has good bones but needs some updating . Vacant. Owner is licensed Realtor in Washington State.

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 13 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: $14,807
• − Mortgage interest: −$3,977
• − Property taxes: −$1,065
• − Insurance: −$355
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,065
• Taxable income: $4,976
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,616/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
• City population: 115,918
• Population (ZIP): 19,010

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 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 19% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 33% Other Asian/Pacific 1% Other Indo-European 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: ▼ -83.90%
• Current HPI: 300.5753
• 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

+256.8% since first listed

4 events — show timeline

• 2025-11-12 Listed $71,000 YAMLS
• 2024-06-28 Sold (MLS) $20,000 YAMLS
• 2024-06-22 Pending — YAMLS
• 2024-06-22 Listed $19,900 YAMLS

Property tax history

-11.0%/yr

Latest (2022): $53 · -6.9% YoY. Source: county tax records.