100 N 60th Ave #1 · Yakima, WA 98908

$254,900

2 bd · 2.0 ba · 1,444 sqft · Condo public records · 145 Days on market

Built 1978 $177/sqft · at area comps Est $264k · at est.

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +9.0/15.0
• Schools +5.5/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the beautifully maintained 100 N. 60th Ave. #1. If you are looking for low-maintenance 55+ living, this unit is it! This spacious one-level home features laminate flooring and a comfortable, open layout. Charming built-ins in the living room add character to the home, with plenty of natural light throughout. The kitchen has ample storage space and features a peninsula with an integrated cooktop, ideal for everyday cooking and casual dining. An in-unit washer and dryer add convenience. Step outside to a fully fenced backyard with a private patio- perfect for relaxing or entertaining. The community features a club house, pool, and walkable streets, creating an easy and active lifestyle.

Key facts

• Laminate flooring
• Kitchen island
• Built-ins

Tags

• LAMINATE FLOORING
• BUILT-INS
• AMPLE STORAGE
• KITCHEN ISLAND
• IN-UNIT WASHER AND DRYER
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (26.0% below list).
• Recommended offer: $189k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.3% 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.
• Zoned schools: Summitview Elementary (501 students, 72% FRL); West Valley Mid-Level Campus (1,194 students, 55% FRL); West Valley High School (1,527 students, 47% FRL) — zoned schools average 58% FRL vs 35% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 331 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 145 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $197k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $188,563 (26.0% 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 145 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (median comp): $263,706
• List price: $254,900
• Delta: -3.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-41,656
• Equity at exit: $38,006

10-year hold

• IRR: -2.9%
• Equity multiple: 0.78×
• Total profit: $-15,809
• Equity at exit: $22,039

Cash invested: $71,372 (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 98908

• Rents YoY: 6.5%
• Active inventory: 331
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-111

Break-even live

Break-even rent $2,026

Max offer price $235,338

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-39	+0% $-111	+5% $-183	+10% $-255
Rent	-10% $-260	-5% $-185	+0% $-111	+5% $-36	+10% $38
Rate	-1.0pp $18	-0.5pp $-46	base $-111	+0.5pp $-177	+1.0pp $-244

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5701 W Chestnut Ave #9 Yakima, WA	2.0	2.0	1380	$1,940	$1.41	15d	1	0.19mi
123 N 66th Ave Yakima, WA	2.0	1.5	900	$1,725	$1.92	23d	1	0.38mi
305 N 50th Ave Yakima, WA	3.0	2.0	1794	$2,300	$1.28	23d	1	0.67mi
7410 W Walnut St Yakima, WA	3.0	2.0	1800	$2,150	$1.19	45d	1	0.96mi
407 N 75th Ave Yakima, WA	3.0	2.0	1444	$1,950	$1.35	45d	1	1.03mi
905 S 44th Ave Yakima, WA	2.0–3.0	1.0–1.5	965	$1,350	$1.40	15d	3	1.27mi
905 S 44th Ave Unit B04 Yakima, WA	3.0	1.5	1100	$1,575	$1.43	45d	1	1.27mi
910 S 42nd Ave Yakima, WA	3.0	2.0	1372	$1,750	$1.28	15d	1	1.34mi
7209 Willow Ct Yakima, WA	2.0	1.0	950	$1,400	$1.47	23d	1	1.46mi
7221 Willow Pl Yakima, WA	2.0	1.0	950	$1,400	$1.47	45d	1	1.47mi
4402 Tayhill Way Yakima, WA	3.0	2.0	1589	$3,200	$2.01	45d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $254,900 Active 145 DOM
2. 2026-06-19
   days on market $254,900 Active 143 DOM
3. 2026-06-18
   days on market $254,900 Active 142 DOM
4. 2026-06-17
   days on market $254,900 Active 141 DOM
5. 2026-06-16
   days on market $254,900 Active 140 DOM
6. 2026-06-15
   days on market $254,900 Active 139 DOM
7. 2026-06-14
   days on market $254,900 Active 137 DOM
8. 2026-06-13
   days on market $254,900 Active 136 DOM
9. 2026-06-10
   days on market $254,900 Active 134 DOM
10. 2026-06-09
    days on market $254,900 Active 133 DOM
11. 2026-06-08
    days on market $254,900 Active 132 DOM
12. 2026-06-07
    days on market $254,900 Active 131 DOM
13. 2026-06-03
    days on market $254,900 Active 127 DOM
14. 2026-06-02
    days on market $254,900 Active 126 DOM
15. 2026-06-01
    days on market $254,900 Active 125 DOM
16. 2026-05-31
    days on market $254,900 Active 124 DOM
17. 2026-05-30
    days on market $254,900 Active 123 DOM
18. 2026-04-10
    price $254,900 704-char remark

    Show marketing remark (704 chars)

    Welcome to the beautifully maintained 100 N. 60th Ave. #1. If you are looking for low-maintenance 55+ living, this unit is it! This spacious one-level home features laminate flooring and a comfortable, open layout. Charming built-ins in the living room add character to the home, with plenty of natural light throughout. The kitchen has ample storage space and features a peninsula with an integrated cooktop, ideal for everyday cooking and casual dining. An in-unit washer and dryer add convenience. Step outside to a fully fenced backyard with a private patio- perfect for relaxing or entertaining. The community features a club house, pool, and walkable streets, creating an easy and active lifestyle.

19. 2026-03-12
    price $259,900 704-char remark

    Show marketing remark (704 chars)

    Welcome to the beautifully maintained 100 N. 60th Ave. #1. If you are looking for low-maintenance 55+ living, this unit is it! This spacious one-level home features laminate flooring and a comfortable, open layout. Charming built-ins in the living room add character to the home, with plenty of natural light throughout. The kitchen has ample storage space and features a peninsula with an integrated cooktop, ideal for everyday cooking and casual dining. An in-unit washer and dryer add convenience. Step outside to a fully fenced backyard with a private patio- perfect for relaxing or entertaining. The community features a club house, pool, and walkable streets, creating an easy and active lifestyle.

20. 2026-02-13
    price $267,500 704-char remark

    Show marketing remark (704 chars)

    Welcome to the beautifully maintained 100 N. 60th Ave. #1. If you are looking for low-maintenance 55+ living, this unit is it! This spacious one-level home features laminate flooring and a comfortable, open layout. Charming built-ins in the living room add character to the home, with plenty of natural light throughout. The kitchen has ample storage space and features a peninsula with an integrated cooktop, ideal for everyday cooking and casual dining. An in-unit washer and dryer add convenience. Step outside to a fully fenced backyard with a private patio- perfect for relaxing or entertaining. The community features a club house, pool, and walkable streets, creating an easy and active lifestyle.

21. 2026-01-27
    listed $272,500 Active 704-char remark

    Show marketing remark (704 chars)

    Welcome to the beautifully maintained 100 N. 60th Ave. #1. If you are looking for low-maintenance 55+ living, this unit is it! This spacious one-level home features laminate flooring and a comfortable, open layout. Charming built-ins in the living room add character to the home, with plenty of natural light throughout. The kitchen has ample storage space and features a peninsula with an integrated cooktop, ideal for everyday cooking and casual dining. An in-unit washer and dryer add convenience. Step outside to a fully fenced backyard with a private patio- perfect for relaxing or entertaining. The community features a club house, pool, and walkable streets, creating an easy and active lifestyle.

22. 2020-05-18
    soldstatus $197,000 396-char remark

    Show marketing remark (396 chars)

    Clean one level, open concept condo with a kitchen eating bar, great room and family room with fireplace. Two bedrooms which include a master bedroom with bath and a second bedroom and second bath down the hall. Nice sized 2-car garage. Back patio with pergola and fenced yard. New roof this summer. Close to pool and club house. Close, convenient and quiet location. HOA fees are $279 per month.

23. 2020-02-20
    listed $210,000 396-char remark

    Show marketing remark (396 chars)

    Clean one level, open concept condo with a kitchen eating bar, great room and family room with fireplace. Two bedrooms which include a master bedroom with bath and a second bedroom and second bath down the hall. Nice sized 2-car garage. Back patio with pergola and fenced yard. New roof this summer. Close to pool and club house. Close, convenient and quiet location. HOA fees are $279 per month.

24. 2006-05-23
    soldstatus $145,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $1,889 · $157/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: +$609/yr (+$51/mo · 32.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $22,628
• − Mortgage interest: −$14,278
• − Property taxes: −$1,889
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$7,415
• Taxable loss: −$5,850
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $75/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

+75.8% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $254,900 YAMLS
• 2026-03-12 Price Changed $259,900 YAMLS
• 2026-02-13 Price Changed $267,500 YAMLS
• 2026-01-27 Listed $272,500 YAMLS
• 2020-05-18 Sold (MLS) $197,000 YAMLS
• 2020-02-20 Listed $210,000 YAMLS
• 2006-05-23 Sold (Public Records) $145,000 Public Records

Property tax history

+13.0%/yr

Latest (2026): $1,889 · -18.0% YoY. Source: county tax records.