7610 W Nob Hill Blvd #185 · Yakima, WA 98908

$70,000

3 bd · 1.5 ba · 971 sqft · SingleFamily public records · 51 Days on market

Built 1979 $72/sqft · 17% above area Est $60k · 17% over

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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
• Schools +5.5/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're a first-time buyer or looking to downsize, this well-maintained single-wide home, manufactured by Governor, is an excellent choice. Located in the peaceful Meadowbrook community, you'll enjoy being close to West Valley Walmart and Meadowbrook Center, offering plenty of family-friendly activities. The property is conveniently situated near schools, churches, and a wide range of amenities. Built in 1979, the home measures 70 x 14 feet and offers 971 sq ft of comfortable living space. Enjoy spacious front and back porches, ample parking for guests, and three backyard storage areas. Inside, you'll find a generous kitchen with abundant cabinets and counter space. Don't miss your chance to become part of this welcoming community.

Key facts

• Community pool
• Built 1979
• Listed 51 days

Tags

• AMPLE PARKING FOR GUESTS
• THREE BACKYARD STORAGE AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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.
• West Valley School District (Yakima) (urban): math 58% / reading 65% proficiency, ranked #47 of 291 in WA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.5%/yr); 326 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $484 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 + 6.5% 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 51 days — a 3% lower offer ($68k) 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: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1979 — 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. 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?
5. 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.
6. 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.
7. 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: 2.35% ✓
• Cap rate: 20.27%
• Cash-on-cash: 49.90%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (median comp): $59,722
• List price: $70,000
• Delta: 17.21%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7803 W Nob Hill Blvd	0.14mi	2/1.5 (-1)	1,020 (+5%)	20mo	$310,000	$304	63
1504 S 74th Ave	0.47mi	3/1.5	1,080 (+11%)	2mo	$345,000	$319	58
6810 W Nob Hill Blvd	0.55mi	3/1.0	1,070 (+10%)	10mo	$339,000	$317	47

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: 51.5%
• Equity multiple: 3.37×
• Total profit: $46,498
• Equity at exit: $10,437

10-year hold

• IRR: 58.2%
• Equity multiple: 7.81×
• Total profit: $133,448
• Equity at exit: $6,052

Cash invested: $19,600 (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 98908

• Rents YoY: 6.5%
• Active inventory: 326
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $815

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 45%

Sensitivity live

Price	-10% $863	-5% $839	+0% $815	+5% $791	+10% $767
Rent	-10% $685	-5% $750	+0% $815	+5% $880	+10% $945
Rate	-1.0pp $850	-0.5pp $833	base $815	+0.5pp $797	+1.0pp $778

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7221 Willow Pl Yakima, WA	2.0	1.0	950	$1,400	$1.47	44d	1	0.43mi
7209 Willow Ct Yakima, WA	2.0	1.0	950	$1,400	$1.47	21d	1	0.44mi
406 S 60th Ave Unit B Yakima, WA	2.0	2.0	664	$1,108	$1.67	14d	1	1.31mi
123 N 66th Ave Yakima, WA	2.0	1.5	900	$1,725	$1.92	21d	1	1.31mi

Listing history 4 events

1. 2026-05-07
   status Pending 748-char remark

   Show marketing remark (748 chars)

   Whether you're a first-time buyer or looking to downsize, this well-maintained single-wide home, manufactured by Governor, is an excellent choice. Located in the peaceful Meadowbrook community, you'll enjoy being close to West Valley Walmart and Meadowbrook Center, offering plenty of family-friendly activities. The property is conveniently situated near schools, churches, and a wide range of amenities. Built in 1979, the home measures 70 x 14 feet and offers 971 sq ft of comfortable living space. Enjoy spacious front and back porches, ample parking for guests, and three backyard storage areas. Inside, you'll find a generous kitchen with abundant cabinets and counter space. Don't miss your chance to become part of this welcoming community.

2. 2026-03-31
   status Active 748-char remark

   Show marketing remark (748 chars)

   Whether you're a first-time buyer or looking to downsize, this well-maintained single-wide home, manufactured by Governor, is an excellent choice. Located in the peaceful Meadowbrook community, you'll enjoy being close to West Valley Walmart and Meadowbrook Center, offering plenty of family-friendly activities. The property is conveniently situated near schools, churches, and a wide range of amenities. Built in 1979, the home measures 70 x 14 feet and offers 971 sq ft of comfortable living space. Enjoy spacious front and back porches, ample parking for guests, and three backyard storage areas. Inside, you'll find a generous kitchen with abundant cabinets and counter space. Don't miss your chance to become part of this welcoming community.

3. 2026-01-28
   status Pending 748-char remark

   Show marketing remark (748 chars)

   Whether you're a first-time buyer or looking to downsize, this well-maintained single-wide home, manufactured by Governor, is an excellent choice. Located in the peaceful Meadowbrook community, you'll enjoy being close to West Valley Walmart and Meadowbrook Center, offering plenty of family-friendly activities. The property is conveniently situated near schools, churches, and a wide range of amenities. Built in 1979, the home measures 70 x 14 feet and offers 971 sq ft of comfortable living space. Enjoy spacious front and back porches, ample parking for guests, and three backyard storage areas. Inside, you'll find a generous kitchen with abundant cabinets and counter space. Don't miss your chance to become part of this welcoming community.

4. 2026-01-11
   listed $70,000 Active 748-char remark

   Show marketing remark (748 chars)

   Whether you're a first-time buyer or looking to downsize, this well-maintained single-wide home, manufactured by Governor, is an excellent choice. Located in the peaceful Meadowbrook community, you'll enjoy being close to West Valley Walmart and Meadowbrook Center, offering plenty of family-friendly activities. The property is conveniently situated near schools, churches, and a wide range of amenities. Built in 1979, the home measures 70 x 14 feet and offers 971 sq ft of comfortable living space. Enjoy spacious front and back porches, ample parking for guests, and three backyard storage areas. Inside, you'll find a generous kitchen with abundant cabinets and counter space. Don't miss your chance to become part of this welcoming community.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,729
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$2,036
• Taxable income: $9,215
• Est. tax owed @ 24.0%: −$2,212
• After-tax cash flow: $7,569/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: West Valley School District (Yakima)
• NCES district ID: 5309720
• Math proficiency: 58% ▼ -1.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $61,876
• Composite: 54.99/100
• National rank: #2784
• State rank: #47 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
• County: Yakima County · 134,789 people
• City population: 115,918
• Metro: Yakima, WA
• Population (ZIP): 38,060
• Household income: $84,197
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1265.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 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: ▼ -337.28%
• Current HPI: 258.8688
• Rent YoY: ▲ 6.45%
• 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

4 events — show timeline

• 2026-05-07 Pending — YAMLS
• 2026-03-31 Relisted — YAMLS
• 2026-01-28 Pending — YAMLS
• 2026-01-11 Listed $70,000 YAMLS

Property tax history

+3.6%/yr

Latest (2026): $135 · -8.0% YoY. Source: county tax records.