55 W Washington Ave #89 · Yakima, WA 98903

$53,900

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 1 Days on market

Built 1975

---

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 +7.5/15.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained home in Broadmoor Park. Vinyl windows, new flooring, covered patio's featuring handicap ramp are just a few of the features in this must-see home.

Key facts

• Vinyl windows
• Covered patio
• Handicap ramp

Tags

• VINYL WINDOWS
• COVERED PATIO
• HANDICAP RAMP

Property features AI

Finance

• HOA & community: Community pool; Senior community

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Public water; Sewer connected
• Home design: Manufactured home; Single-story; MFG on leased land
• Construction: Metal siding; Metal roof; Built as single-story (1 story)
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced air heating
• Interior features: Dishwasher; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Cap rate 27.5% 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.
• Yakima School District (urban): math 34% / reading 42% proficiency, ranked #238 of 291 in WA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 172 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $373 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $20k; list at $54k implies a 170% 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 $53,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.12% ✓
• Cap rate: 27.55%
• Cash-on-cash: 75.91%
• DSCR: 4.38
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $295,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Whitman St	0.43mi	3/1.0	1,395 (+2%)	12mo	$325,000	$233	63
28 W Logan Ave	0.49mi	3/2.0	1,383 (+1%)	21mo	$305,000	$221	58
1519 Cornell Ave	0.58mi	2/1.0 (-1)	1,342 (-2%)	7mo	$288,000	$215	55
2020 S 1st Ave	0.40mi	3/2.0	1,456 (+6%)	19mo	$285,000	$196	54
63 W Whatcom St	0.27mi	3/2.0	1,240 (-9%)	21mo	$345,000	$278	54
1406 S 3rd Ave	0.56mi	2/1.5 (-1)	1,435 (+5%)	7mo	$303,000	$211	53
2203 S 5th Ave	0.65mi	3/1.0	1,424 (+4%)	8mo	$250,000	$176	52
2208 S 3rd Ave	0.61mi	3/2.0	1,196 (-13%)	2mo	$332,400	$278	49
501 Whatcom St	0.48mi	3/1.0	1,216 (-11%)	8mo	$275,000	$226	48
625 W Washington Ave	0.61mi	3/2.0	1,175 (-14%)	12mo	$253,500	$216	38
1216 S 2nd Ave	0.70mi	4/1.5 (+1)	1,542 (+13%)	9mo	$300,000	$195	32
1516 Cornell Ave	0.62mi	3/0.5	1,552 (+14%)	18mo	$270,000	$174	28

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: 75.8%
• Equity multiple: 4.45×
• Total profit: $52,096
• Equity at exit: $8,037

10-year hold

• IRR: 79.5%
• Equity multiple: 9.20×
• Total profit: $123,762
• Equity at exit: $4,660

Cash invested: $15,092 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$67 /mo · $808/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $955

Break-even live

Break-even rent $472

Max offer price $53,900

Occupancy floor 38%

Sensitivity live

Price	-10% $992	-5% $973	+0% $955	+5% $936	+10% $917
Rent	-10% $822	-5% $888	+0% $955	+5% $1,021	+10% $1,087
Rate	-1.0pp $982	-0.5pp $968	base $955	+0.5pp $941	+1.0pp $927

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 S 1st Ave Unit 1 Yakima, WA	2.0	1.0	911	$1,250	$1.37	13d	1	0.24mi
1917 Landon Ave Union Gap, WA	3.0	2.0	1400	$2,100	$1.50	44d	1	0.27mi
1512 Landon Ave Unit 1 Yakima, WA	3.0	1.0	1200	$1,500	$1.25	21d	1	0.30mi
1401 S 4th Ave Unit 1 Yakima, WA	3.0	2.0	1320	$1,495	$1.13	21d	1	0.56mi
2212 S 1st Ave Unit 1-3 Union Gap, WA	3.0	2.0	1200	$1,900	$1.58	13d	1	0.61mi
Samantha Ct Union Gap, WA	3.0	2.5	1437	$1,900	$1.32	21d	1	0.64mi
1418 Cornell Ave Yakima, WA	3.0	1.0	1000	$1,800	$1.80	44d	1	0.65mi
809 W Washington Ave Yakima, WA	2.0	2.0	1264	$1,595	$1.26	13d	1	0.70mi
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	21d	1	0.86mi
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	13d	1	1.03mi
808 S 2nd Ave Unit A Yakima, WA	3.0	2.0	1133	$1,495	$1.32	44d	1	1.14mi
1900 W Mead Ave #1 Yakima, WA	3.0	2.0	1350	$2,050	$1.52	21d	1	1.50mi

Listing history 2 events

1. 2026-06-18
   remarks 162-char remark
2. 2026-06-18
   listed $53,900 Active 1 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,160
• − Mortgage interest: −$3,019
• − Property taxes: −$808
• − Insurance: −$270
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$1,568
• Taxable income: $11,269
• Est. tax owed @ 24.0%: −$2,705
• After-tax cash flow: $8,752/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: Yakima School District
• NCES district ID: 5310110
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $36,538
• Composite: 34.04/100
• National rank: #10305
• State rank: #238 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
• City population: 115,918
• 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

+107.3% since first listed

8 events — show timeline

• 2026-06-18 Listed $53,900 YAMLS
• 2025-06-18 Relisted — YAMLS
• 2025-06-17 Listed $53,900 YAMLS
• 2017-11-30 Sold (MLS) $20,000 YAMLS
• 2017-10-31 Listed $24,900 YAMLS
• 2014-09-16 Sold (MLS) $21,500 YAMLS
• 2014-05-09 Listed $25,000 YAMLS
• 2013-11-19 Listed $26,000 YAMLS

Property tax history

-7.3%/yr

Latest (2026): $83 · -5.0% YoY. Source: county tax records.