1002 Grandridge Rd · Grandview, WA 98930

$189,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 91 Days on market

Built 1952 6,150 sqft lot $203/sqft · 40% below area Est $318k · 40% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home in the heart of Grandview, offering great potential and opportunity for customization. The main level features a functional layout with a spacious living area, a dedicated dining space, and a kitchen with ample cabinetry ready for your personal touch. This home offers flexible living with multiple bedrooms and an unfinished basement, providing the perfect opportunity to add value, create additional living space, or customize to fit your needs. With a little TLC, this property can truly shine and become a great primary residence or investment opportunity. The property also features ample parking and a convenient location close to schools, parks, and local amenit

Key facts

• Ample cabinetry
• Ample parking
• Unfinished basement

Tags

• FUNCTIONAL LAYOUT
• DEDICATED DINING SPACE
• AMPLE CABINETRY
• UNFINISHED BASEMENT
• AMPLE PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.8% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.2% in Grandview — 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 67/100 on livability (#308 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D, amenities F.
• Grandview School District (town): math 47% / reading 40% proficiency, ranked #203 of 291 in WA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 193 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 $1k of loan paydown is wiped out by about $6k 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 91 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $190k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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 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: 0.95% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $317,788
• List price: $189,900
• Delta: -40.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Blantons Lp	0.36mi	3/2.0 (+1)	1,007 (+8%)	3mo	$315,990	$314	59
305 Birch St	0.56mi	3/1.0 (+1)	936 (0%)	13mo	$295,000	$315	58
908 W 5th St	0.55mi	3/1.5 (+1)	974 (+4%)	10mo	$299,000	$307	52
1204 Missouri St	0.69mi	2/1.0	967 (+3%)	20mo	$285,000	$295	45

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-16,518
• Equity at exit: $28,315

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,861
• Equity at exit: $16,419

Cash invested: $53,172 (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 98930

• Home prices YoY: -16.7%
• Active inventory: 193
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $224

Break-even live

Break-even rent $1,524

Max offer price $189,900

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Grandridge Rd Unit C202 Grandview, WA	2.0	2.0	963	$1,885	$1.96	43d	1	0.08mi
1002 Hillcrest St Grandview, WA	2.0	1.0	888	$1,195	$1.35	43d	1	0.78mi

Listing history 18 events

1. 2026-06-18
   days on market $189,900 Active 91 DOM
2. 2026-06-17
   days on market $189,900 Active 90 DOM
3. 2026-06-16
   days on market $189,900 Active 89 DOM
4. 2026-06-15
   days on market $189,900 Active 88 DOM
5. 2026-06-15
   days on market $189,900 Active 87 DOM
6. 2026-06-13
   days on market $189,900 Active 86 DOM
7. 2026-06-12
   days on market $189,900 Active 85 DOM
8. 2026-06-09
   days on market $189,900 Active 82 DOM
9. 2026-06-08
   days on market $189,900 Active 81 DOM
10. 2026-06-08
    days on market $189,900 Active 80 DOM
11. 2026-06-05
    days on market $189,900 Active 78 DOM
12. 2026-06-03
    days on market $189,900 Active 76 DOM
13. 2026-06-02
    days on market $189,900 Active 75 DOM
14. 2026-06-01
    days on market $189,900 Active 74 DOM
15. 2026-05-31
    days on market $189,900 Active 73 DOM
16. 2026-04-21
    price $199,900
17. 2026-03-19
    listed $209,900 Active
18. 2010-06-21
    soldstatus $52,500

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,861 · $155/mo
• Expected delta: +$311/yr (+$26/mo · 20.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,699
• − Mortgage interest: −$10,637
• − Property taxes: −$1,550
• − Insurance: −$950
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,524
• Taxable loss: −$434
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $2,797/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: Grandview School District
• NCES district ID: 5303150
• Math proficiency: 47% ▲ 8.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $43,388
• Composite: 39.06/100
• National rank: #8271
• State rank: #203 of 291 in WA

Livability — Grandview

• Score: 67/100
• State rank: #308
• US rank: #10853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, WA
• Population (ZIP): 15,071

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 Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 27% White 18% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Italian 2% Portuguese 1% Iranian 1%
• Foreign-born: 27% · Canada
• Languages at home: 33% English-only · Spanish 65%

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: ▼ -65.13%
• Current HPI: 324.6036
• 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

+280.8% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $199,900 NWMLS as Distributed by MLS Grid
• 2026-03-19 Listed $209,900 NWMLS as Distributed by MLS Grid
• 2010-06-21 Sold (Public Records) $52,500 Public Records

Property tax history

+5.8%/yr

Latest (2026): $1,550 · +6.7% YoY. Source: county tax records.