16333 Hwy 12 Ave #24 · Tieton, WA 98937

$45,000

1 bd · 1.0 ba · 441 sqft · Manufactured · 134 Days on market

Built 1984 Fair condition ↓ 17% since listing

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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 +7.5/15.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy this incredible peaceful living in one of the best RV parks in one of the best parts of the Pacific northwest. This Custom Built out R. V. and lot is set in Naches Washington amongst beautiful trees and Wildlife you will love this spot.

Key facts

• Built 1984
• Listed 133 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 1.8% in Tieton — 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 65/100 on livability (#352 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools F, amenities F.
• Naches Valley School District (rural): math 48% / reading 59% proficiency, ranked #112 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.84% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.70%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 2.16×
• Total profit: $14,590
• Equity at exit: $6,710

10-year hold

• IRR: 35.3%
• Equity multiple: 4.25×
• Total profit: $40,915
• Equity at exit: $3,891

Cash invested: $12,600 (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 98937

• Home prices YoY: -9.4%
• Active inventory: 59
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $343

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 54%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $45,000 Active 134 DOM
2. 2026-06-18
   days on market $45,000 Active 133 DOM
3. 2026-06-17
   days on market $45,000 Active 132 DOM
4. 2026-06-16
   days on market $45,000 Active 131 DOM
5. 2026-06-15
   days on market $45,000 Active 130 DOM
6. 2026-06-14
   days on market $45,000 Active 128 DOM
7. 2026-06-13
   pricedays on market $45,000 Active 127 DOM
8. 2026-06-10
   days on market $50,000 Active 125 DOM
9. 2026-06-09
   days on market $50,000 Active 124 DOM
10. 2026-06-08
    days on market $50,000 Active 123 DOM
11. 2026-06-07
    days on market $50,000 Active 122 DOM
12. 2026-06-05
    days on market $50,000 Active 119 DOM
13. 2026-06-02
    days on market $50,000 Active 117 DOM
14. 2026-06-01
    days on market $50,000 Active 116 DOM
15. 2026-05-31
    days on market $50,000 Active 115 DOM
16. 2026-05-30
    days on market $50,000 Active 114 DOM
17. 2026-05-06
    price $50,000 242-char remark

    Show marketing remark (242 chars)

    Enjoy this incredible peaceful living in one of the best RV parks in one of the best parts of the Pacific northwest. This Custom Built out R. V. and lot is set in Naches Washington amongst beautiful trees and Wildlife you will love this spot.

18. 2026-04-28
    price $55,000 242-char remark

    Show marketing remark (242 chars)

    Enjoy this incredible peaceful living in one of the best RV parks in one of the best parts of the Pacific northwest. This Custom Built out R. V. and lot is set in Naches Washington amongst beautiful trees and Wildlife you will love this spot.

19. 2026-02-06
    listed $60,000 Active 242-char remark

    Show marketing remark (242 chars)

    Enjoy this incredible peaceful living in one of the best RV parks in one of the best parts of the Pacific northwest. This Custom Built out R. V. and lot is set in Naches Washington amongst beautiful trees and Wildlife you will love this spot.

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 10 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,939
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$1,309
• Taxable income: $3,619
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $3,252/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to its kitchen, bathroom, exterior, flooring, and interior walls/paint. Upgrades in these areas would significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and outdated
• Major Bathroom fixtures — Small and outdated
• Major Exterior siding — Weathered and exposed
• Major Flooring — Worn carpet
• Major Interior walls/paint — Worn paint and exposed wood

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modernizes the kitchen and adds value
• Resale New bathroom fixtures — Improves the bathroom and adds value
• Resale New exterior siding and paint — Enhances curb appeal and adds value
• Resale New flooring — Improves the living space and adds value
• Resale New interior walls and paint — Updates the interior and adds value
• Both New HVAC system — Improves comfort and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated	Moderate	$3,000–15,000
Bathroom fixtures · Small and outdated	Major	$15,000–50,000
Exterior siding · Weathered and exposed	Major	$15,000–50,000
Flooring · Worn carpet	Major	$15,000–50,000
Interior walls/paint · Worn paint and exposed wood	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modernizes the kitchen and adds value ↑
• Resale New bathroom fixtures — Improves the bathroom and adds value ↑
• Resale New exterior siding and paint — Enhances curb appeal and adds value ↑
• Resale New flooring — Improves the living space and adds value ↑
• Resale New interior walls and paint — Updates the interior and adds value ↑
• Both New HVAC system — Improves comfort and adds 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: Naches Valley School District
• NCES district ID: 5305460
• Math proficiency: 48% ▼ -2.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $55,781
• Composite: 48.09/100
• National rank: #4761
• State rank: #112 of 291 in WA

Livability — Tieton

• Score: 65/100
• State rank: #352
• US rank: #13403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,701

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 19% Two or more races 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 9% Lithuanian 6% Italian 3%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 13%

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: ▼ -32.51%
• Current HPI: 314.5546
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $50,000 YAMLS
• 2026-04-28 Price Changed $55,000 YAMLS
• 2026-02-06 Listed $60,000 YAMLS