302 W Prasch Ave Unit A & B · Yakima, WA 98902

$325,000

5 bd · 3.0 ba · 3,344 sqft · MultiFamily · 39 Days on market

Built 1920 Fair condition 8,712 sqft lot $97/sqft · 18% below area Est $396k · 18% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment opportunity with endless potential! Live in one unit and rent out the second for passive income or add this duplex to your investment portfolio. Conveniently located close to schools and transportation, this stucco duplex offers great flexibility and value. Unit 1: 2 bedrooms, 1 bathroom Unit 2: 3 bedrooms, 2 bathrooms. Don't miss this opportunity -- this property won't last long!

Key facts

• Stucco duplex
• Conveniently located
• 8,712 sq ft lot

Tags

• STUCCO DUPLEX
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Sewer connected
• Home design: Residential income property; Duplex; Zoned R2 (two-family residential)
• Construction: Stucco and frame construction
• Exterior features: Composition roof

Interior

• Heating & cooling: Electric heating; Forced air heating; Natural gas heating
• Interior features: Has heating

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.0ba + 1×3.0bd/2.0ba units multifamily listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive. Per door: $107/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (4.2% below list).
• Recommended offer: $311k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Rents rising fast (+5.1%/yr); 185 active listings in the ZIP; 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).
• At $3,113/mo this rent would consume 59% of the median local household income ($63k/yr) (locally 1607% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 39 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $311,300 (4.2% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $395,943
• List price: $325,000
• Delta: -17.92%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.64×
• Total profit: $-32,417
• Equity at exit: $48,459

10-year hold

• IRR: 2.5%
• Equity multiple: 1.20×
• Total profit: $17,782
• Equity at exit: $28,100

Cash invested: $91,000 (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 98902

• Rents YoY: 5.1%
• Active inventory: 185
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $3,113 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $213

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 88%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2.0	1	$1,525
1× unit	3.0	2	$1,588
Total (2 units)			$3,113

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $325,000 Active 39 DOM
2. 2026-06-18
   days on market $325,000 Active 38 DOM
3. 2026-06-17
   days on market $325,000 Active 37 DOM
4. 2026-06-16
   days on market $325,000 Active 36 DOM
5. 2026-06-15
   days on market $325,000 Active 35 DOM
6. 2026-06-14
   days on market $325,000 Active 33 DOM
7. 2026-06-13
   days on market $325,000 Active 32 DOM
8. 2026-06-10
   days on market $325,000 Active 30 DOM
9. 2026-06-09
   days on market $325,000 Active 29 DOM
10. 2026-06-08
    days on market $325,000 Active 28 DOM
11. 2026-06-07
    days on market $325,000 Active 27 DOM
12. 2026-06-05
    days on market $325,000 Active 24 DOM
13. 2026-06-03
    days on market $325,000 Active 23 DOM
14. 2026-06-02
    days on market $325,000 Active 22 DOM
15. 2026-06-01
    days on market $325,000 Active 21 DOM
16. 2026-05-31
    days on market $325,000 Active 20 DOM
17. 2026-05-30
    days on market $325,000 Active 19 DOM
18. 2026-05-11
    listed $325,000 Active 400-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 14 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: $37,356
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − Depreciation: −$9,455
• Taxable loss: −$2,781
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $3,227/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This duplex requires moderate renovations to improve its curb appeal and value. Exterior repairs and maintenance are needed to bring it up to a fair condition.

Repairs flagged

• Major exterior fencing — Needs replacement
• Major exterior siding — Needs repainting or replacement
• Major exterior landscaping — Overgrown and needs trimming

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both trim grass — Improves curb appeal and value
• Both repair fencing — Fixes safety and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior fencing · Needs replacement	Major	$15,000–50,000
exterior siding · Needs repainting or replacement	Major	$15,000–50,000
exterior landscaping · Overgrown and needs trimming	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both trim grass — Improves curb appeal and value ↑
• Both repair fencing — Fixes safety and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Yakima County · 134,789 people
• City population: 115,918
• Metro: Yakima, WA
• Population (ZIP): 46,492
• Household income: $63,092
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1607.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 50% White 40% Two or more races 24% Black 2% Pacific Islander 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 60% English-only · Spanish 37% Other Asian/Pacific 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: ▼ -363.66%
• Current HPI: 294.559
• Rent YoY: ▲ 5.07%
• 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

1 event — show timeline

• 2026-05-11 Listed $325,000 YAMLS