402 Maple Ave #10 · Sunnyside, WA 98944

$179,900

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 34 Days on market

Built 2026 $189/sqft · 329% above area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.6/30.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW home located in the pride of ownership all ages community of Sunny Valley. Great location close to amenities. Home features 1,344 sf, 3 bedrooms, 2 baths, large living area, kitchen with stainless appliances, pantry and an island with eating area, dining room, large primary bedroom with private bath and walk in closet, the two additional bedrooms are ample size too, utility room large enough to house a freezer or extra storage. Park rent only $. Price includes seller paid sales tax, a one year standard warranty from Fidelity at closing along with the standard manufacturer's warranty too. Welcome home!

Key facts

• Pantry
• Brand new home
• Parking

Tags

• BRAND NEW HOME
• PANTRY
• ISLAND WITH EATING AREA
• UTILITY ROOM LARGE ENOUGH

Property features AI

Finance

• Other: Manufactured after 6/15/1976; Energy-efficient double pane windows; Calculated building area 1344; Structure type: Manufactured house; Style: Manuf-Double Wide
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Sunny Valley park with 103 homes; Land lease: $750/month; Park approved for sale

Exterior

• Parking: Uncovered parking
• Utilities: Electric energy source; Electric water heater; Public water (billed by park); Sewer billed by park; Pacific Power; Cable connected (Charter); Internet connected (Spectrum/CenturyLink)
• Home design: Manufactured double-wide home (Clayton Tempo model); One level; Very good condition; Mobile home remains in place
• Construction: Wood construction; Composition roof
• Exterior features: Wood products siding; Curbs; Paved lot; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; No cooling
• Interior features: Water heater; Dining room; Entry; Kitchen with eating space; Living room; Utility room; Walk-in closet; Drapes; Awnings; Landscaped; Patio/porch/deck; Bath off primary
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-457 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (44.7% below list).
• Recommended offer: $100k (44.7% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 2.1% in Sunnyside — 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 63/100 on livability (#380 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, schools D-, amenities F.
• Sunnyside School District (town): math 41% / reading 47% proficiency, ranked #202 of 291 in WA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 130 active listings in the ZIP; 1 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 $5k 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 34 days — a 3% lower offer ($175k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,500 (44.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.55% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.89%
• DSCR: 0.52
• GRM: 15.1

CMA / ARV

• ARV (median comp): $59,240
• List price: $179,900
• Delta: 203.68%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 W Edison Ave	0.14mi	2/1.0 (-1)	932 (-2%)	12mo	$210,000	$225	75
702 Buena Vista Ave	0.28mi	3/1.0	984 (+3%)	14mo	$266,500	$271	69
210 Madison Ave	0.71mi	3/1.0	962 (+1%)	14mo	$265,000	$275	54
609 S 8th St	0.73mi	2/1.0 (-1)	948 (-0%)	8mo	$240,000	$253	54
512 N 4th St	0.64mi	2/1.0 (-1)	868 (-9%)	3mo	$145,000	$167	48
802 Woods Rd	0.72mi	2/1.0 (-1)	1,057 (+11%)	3mo	$260,000	$246	40
129 W Madison Ave	0.74mi	3/2.0	1,020 (+7%)	16mo	$279,000	$274	37
1217 Carnation Dr Dr	0.71mi	2/1.0 (-1)	836 (-12%)	14mo	$235,000	$281	30

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: -36.1%
• Equity multiple: -0.16×
• Total profit: $-58,256
• Equity at exit: $26,824

10-year hold

• IRR: -49.7%
• Equity multiple: -0.75×
• Total profit: $-88,163
• Equity at exit: $15,554

Cash invested: $50,372 (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 98944

• Home prices YoY: -23.1%
• Active inventory: 130
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-457

Break-even live

Break-even rent $1,574

Max offer price $113,743

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Cemetery Rd Unit F Sunnyside, WA	2.0	1.0	768	$995	$1.30	13d	1	0.86mi

Listing history 17 events

1. 2026-06-18
   days on market $179,900 Active 34 DOM
2. 2026-06-17
   days on market $179,900 Active 33 DOM
3. 2026-06-16
   days on market $179,900 Active 32 DOM
4. 2026-06-15
   days on market $179,900 Active 31 DOM
5. 2026-06-15
   days on market $179,900 Active 30 DOM
6. 2026-06-13
   days on market $179,900 Active 29 DOM
7. 2026-06-12
   days on market $179,900 Active 28 DOM
8. 2026-06-09
   days on market $179,900 Active 25 DOM
9. 2026-06-08
   days on market $179,900 Active 24 DOM
10. 2026-06-08
    days on market $179,900 Active 23 DOM
11. 2026-06-07
    days on market $179,900 Active 22 DOM
12. 2026-06-03
    days on market $179,900 Active 19 DOM
13. 2026-06-02
    days on market $179,900 Active 18 DOM
14. 2026-06-01
    days on market $179,900 Active 17 DOM
15. 2026-05-31
    days on market $179,900 Active 16 DOM
16. 2026-05-15
    listed $179,900 Active

    Show marketing remark (618 chars)

    BRAND NEW home located in the pride of ownership all ages community of Sunny Valley. Great location close to amenities. Home features 1,344 sf, 3 bedrooms, 2 baths, large living area, kitchen with stainless appliances, pantry and an island with eating area, dining room, large primary bedroom with private bath and walk in closet, the two additional bedrooms are ample size too, utility room large enough to house a freezer or extra storage. Park rent only $. Price includes seller paid sales tax, a one year standard warranty from Fidelity at closing along with the standard manufacturer's warranty too. Welcome home!

17. 2026-05-15
    listed $179,900 Active 618-char remark

    Show marketing remark (618 chars)

    BRAND NEW home located in the pride of ownership all ages community of Sunny Valley. Great location close to amenities. Home features 1,344 sf, 3 bedrooms, 2 baths, large living area, kitchen with stainless appliances, pantry and an island with eating area, dining room, large primary bedroom with private bath and walk in closet, the two additional bedrooms are ample size too, utility room large enough to house a freezer or extra storage. Park rent only $. Price includes seller paid sales tax, a one year standard warranty from Fidelity at closing along with the standard manufacturer's warranty too. Welcome home!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$5,233
• Taxable loss: −$8,879
• Est. tax savings @ 24.0%: +$2,131
• After-tax cash flow: $-3,355/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: Sunnyside School District
• NCES district ID: 5308670
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $39,630
• Composite: 39.07/100
• National rank: #8267
• State rank: #202 of 291 in WA

Livability — Sunnyside

• Score: 63/100
• State rank: #380
• US rank: #15024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunnyside, WA
• Population (ZIP): 24,048

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 35% White 15% Native American 1%
• Hispanic origin (detail): Mexican 79%
• Common ancestry: Iranian 2% Italian 1%
• Foreign-born: 30% · Canada
• Languages at home: 31% English-only · Spanish 69%

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: ▼ -94.08%
• Current HPI: 313.4596
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $179,900 YAMLS
• 2026-05-15 Listed $179,900 NWMLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2019): $82 · +33.9% YoY. Source: county tax records.