13 Leisure Hill Dr · Union Gap, WA 98903

$71,900

2 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 40 Days on market

Built 1976 $53/sqft · at area comps Est $69k · at est.

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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 +5.6/15.0
• Schools +4.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2 bedroom, 2 bath home featuring an updated kitchen perfect for entertaining. Enjoy year-round beauty with seasonal changing views from the main living area. A spacious mudroom offers convenience and organization, while the low-maintenance landscape provides outdoor enjoyment without the hassle. Whether you're sipping wine on the desk or hosting friends in the open-concept kitchen, this home blends comfort, style, and nature in perfect harmony.

Key facts

• Open-concept kitchen
• Spacious mudroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• SEASONAL CHANGING VIEWS
• SPACIOUS MUDROOM
• LOW-MAINTENANCE LANDSCAPE
• OPEN-CONCEPT KITCHEN

Property features AI

Finance

• HOA & community: Located in a senior community

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer connected; Cable available
• Home design: Manufactured home (residential); Located on leased land (MFG on Leased Land); Zoned R2 (2-family residential)
• Construction: Metal siding; Composition roof; Above-grade finished living area
• Exterior features: Shed(s); Accessible entrance

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Kitchen island; Barbecue (exterior but noted as feature)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 4.5% in Union Gap — 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 66/100 on livability (#315 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Union Gap School District (suburban): math 54% / reading 59% proficiency, ranked #105 of 291 in WA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Union Gap School (577 students, 93% FRL) — zoned schools average 93% FRL vs 71% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 172 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 $497 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $21k; list at $72k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $69,743 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.36% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.35%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $69,000
• List price: $71,900
• Delta: 4.20%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Spring Ave	0.65mi	3/2.0 (+1)	1,344 (0%)	19mo	$280,000	$208	49

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: 48.1%
• Equity multiple: 3.09×
• Total profit: $42,172
• Equity at exit: $10,721

10-year hold

• IRR: 53.7%
• Equity multiple: 6.27×
• Total profit: $106,100
• Equity at exit: $6,217

Cash invested: $20,132 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$377
• Tax est. 1.5%: −$90 /mo · $1,078/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $845

Break-even live

Break-even rent $629

Max offer price $71,900

Occupancy floor 45%

Sensitivity live

Price	-10% $894	-5% $870	+0% $845	+5% $820	+10% $795
Rent	-10% $711	-5% $778	+0% $845	+5% $912	+10% $979
Rate	-1.0pp $881	-0.5pp $863	base $845	+0.5pp $826	+1.0pp $807

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $71,900 Active 40 DOM
2. 2026-06-19
   days on market $71,900 Active 38 DOM
3. 2026-06-18
   days on market $71,900 Active 37 DOM
4. 2026-06-17
   days on market $71,900 Active 36 DOM
5. 2026-06-16
   days on market $71,900 Active 35 DOM
6. 2026-06-15
   days on market $71,900 Active 34 DOM
7. 2026-06-14
   days on market $71,900 Active 32 DOM
8. 2026-06-13
   pricedays on market $71,900 Active 31 DOM
9. 2026-06-10
   days on market $73,000 Active 29 DOM
10. 2026-06-09
    days on market $73,000 Active 28 DOM
11. 2026-06-08
    days on market $73,000 Active 27 DOM
12. 2026-06-07
    days on market $73,000 Active 26 DOM
13. 2026-06-03
    days on market $73,000 Active 22 DOM
14. 2026-06-02
    days on market $73,000 Active 21 DOM
15. 2026-06-01
    days on market $73,000 Active 20 DOM
16. 2026-05-31
    days on market $73,000 Active 19 DOM
17. 2026-05-30
    days on market $73,000 Active 18 DOM
18. 2026-05-12
    listed $73,000 Active 487-char remark
19. 2025-11-11
    listed $74,900 Active
20. 1992-08-05
    soldstatus $20,900

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,378
• − Mortgage interest: −$4,028
• − Property taxes: −$1,078
• − Insurance: −$360
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$2,092
• Taxable income: $9,560
• Est. tax owed @ 24.0%: −$2,294
• After-tax cash flow: $7,842/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: Union Gap School District
• NCES district ID: 5309150
• Math proficiency: 54% ▬ 0.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $35,603
• Composite: 48.54/100
• National rank: #4614
• State rank: #105 of 291 in WA

Livability — Union Gap

• Score: 66/100
• State rank: #315
• US rank: #11294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union Gap, WA
• 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

+244.0% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $71,900 YAMLS
• 2026-05-12 Listed $73,000 YAMLS
• 2025-11-11 Listed $74,900 YAMLS
• 1992-08-05 Sold (Public Records) $20,900 Public Records

Property tax history

-15.2%/yr

Latest (2026): $38 · -5.7% YoY. Source: county tax records.