710 State Route 821 #33 · Selah, WA 98901

$139,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 16 Days on market

Built 2005

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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 +7.5/15.0
• DSCR +6.4/10.0
• Rent growth +4.8/5.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice manufactured home in Pomona View Mobile Park. 2 bedrooms, 2 full baths, mud/laundry room, dining area, small breakfast bar, and lots of windows throughout. Master bath has two vanities, large linen closet, garden tub and separate shower. For the sunny days ahead, there is a Sunsetter awning that covers the entire back deck!

Key facts

• Open living space
• Shaded patio
• Garage

Tags

• LARGE UPDATED WINDOWS
• OPEN LIVING SPACE
• SHADED PATIO
• LARGE GRASSY COMMON PARK AREA

Property features AI

Finance

• Other: Zoned R3 (Multi-Family Residential)

Exterior

• Parking: 1-car garage
• Utilities: Shared well water; Septic tank sewer
• Home design: Manufactured home on leased land; Single-story
• Construction: Wood siding; Composition roof
• Exterior features: Shed(s)

Interior

• Kitchen: Dishwasher; Garbage disposal; Range; Refrigerator
• Bedrooms: Includes laundry hookups in-unit (Washer and Dryer listed under appliances)
• Flooring: Carpet; Carpeted living areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Baseboard heating; Electric heating; Forced air heating
• Interior features: Dishwasher; Garbage disposal; Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $127k (8.9% below list).
• Recommended offer: $127k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.0% in Selah — 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 75/100 on livability (#164 in WA, #3,936 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: schools C-, amenities D+, commute F.
• Selah School District (suburban): math 48% / reading 59% proficiency, ranked #113 of 291 in WA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.3%/yr); 168 active listings in the ZIP; 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 $961 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 + 8.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $43k; list at $139k implies a 223% 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 $126,634 (8.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.91% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,659
• Equity at exit: $20,725

10-year hold

• IRR: 11.1%
• Equity multiple: 2.04×
• Total profit: $40,609
• Equity at exit: $12,018

Cash invested: $38,920 (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 98901

• Home prices YoY: -33.4%
• Rents YoY: 9.3%
• Active inventory: 168
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $176

Break-even live

Break-even rent $1,043

Max offer price $139,000

Occupancy floor 81%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $139,000 Active 16 DOM
2. 2026-06-18
   days on market $139,000 Active 15 DOM
3. 2026-06-17
   days on market $139,000 Active 14 DOM
4. 2026-06-16
   days on market $139,000 Active 13 DOM
5. 2026-06-15
   days on market $139,000 Active 12 DOM
6. 2026-06-14
   days on market $139,000 Active 10 DOM
7. 2026-06-13
   days on market $139,000 Active 9 DOM
8. 2026-06-10
   days on market $139,000 Active 7 DOM
9. 2026-06-09
   days on market $139,000 Active 6 DOM
10. 2026-06-08
    days on market $139,000 Active 5 DOM
11. 2026-06-07
    days on market $139,000 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $139,000 Active 1 DOM

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: +$917/yr (+$76/mo · 205.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,196
• − Mortgage interest: −$7,786
• − Property taxes: −$446
• − Insurance: −$695
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,044
• Taxable loss: −$206
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,167/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: Selah School District
• NCES district ID: 5307770
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $54,495
• Composite: 47.97/100
• National rank: #4809
• State rank: #113 of 291 in WA

Livability — Selah

• Score: 75/100
• State rank: #164
• US rank: #3936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yakima County · 134,789 people
• City population: 18,871
• Metro: Yakima, WA
• Population (ZIP): 31,366
• Household income: $57,392
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1317.0

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: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 22% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 3% Lithuanian 2% Scottish 1%
• Foreign-born: 20% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▼ -144.24%
• Current HPI: 287.8283
• Rent YoY: ▲ 9.31%
• 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

+205.5% since first listed

3 events — show timeline

• 2026-06-03 Listed $139,000 YAMLS
• 2017-03-29 Sold (MLS) $43,000 YAMLS
• 2017-02-15 Listed $45,500 YAMLS

Property tax history

+4.3%/yr

Latest (2026): $446 · -10.3% YoY. Source: county tax records.