311 N 4th St · Selah, WA 98942

$334,900

4 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 5 Days on market

Built 1941 9,583 sqft lot $216/sqft · 8% above area Est $381k · 12% under

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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).

• ARV discount +13.0/15.0
• Cash flow +9.8/30.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great first time home or investment property in a great Selah neighborhood. updated kitchen, fully fenced backyard with an awesome view. Back covered patio area. Great home in need of just a little TLC. Call your favorite realtor today for your private tour!UPDATES have been made throughout the house as of 01/28/23.

Key facts

• Walk-in closet
• Natural light
• En-suite bath

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NATURAL LIGHT
• PRIVATE RETREAT
• EN-SUITE BATH
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Sewer connected
• Home design: Single-family residence; 1 story; Residential zoning (R1)
• Construction: Frame construction with wood siding; Approximately 950 above-grade finished area
• Exterior features: Composition roof; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Pantry; Fireplace in master bedroom; Partially finished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (27.9% below list).
• Recommended offer: $241k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.0% in Selah — 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 75/100 on livability (#164 in WA, #3,936 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: schools C-, amenities D+, commute F.
• Selah School District (suburban): math 48% / reading 59% proficiency, ranked #113 of 291 in WA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 157 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).
• This rent runs 34% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,460 (27.9% 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. Built in 1941 — 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. 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?
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: 0.72% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

• ARV (median comp): $381,070
• List price: $334,900
• Delta: -12.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 E Home Ave Unit A	0.20mi	3/2.5 (-1)	1,656 (+7%)	1mo	$365,000	$220	71
108 Merinda Dr	0.31mi	3/2.0 (-1)	1,614 (+4%)	14mo	$399,000	$247	62
302 W Selah Ave	0.54mi	3/2.0 (-1)	1,603 (+3%)	4mo	$350,000	$218	61
906 Crestview Dr	0.62mi	3/2.0 (-1)	1,501 (-3%)	2mo	$411,500	$274	59
407 Apple Way	0.45mi	3/2.5 (-1)	1,667 (+8%)	2mo	$412,700	$248	58
703 Daugherty Pl	0.41mi	4/2.0	1,449 (-6%)	22mo	$310,000	$214	52
1404 W Cherry Ave	0.67mi	3/2.0 (-1)	1,572 (+1%)	13mo	$397,330	$253	50
1201 W Home Ave	0.51mi	3/2.5 (-1)	1,652 (+7%)	14mo	$409,900	$248	46
11 Herlou Dr	0.53mi	3/2.5 (-1)	1,671 (+8%)	20mo	$430,000	$257	39
208 W Goodlander Rd	0.48mi	5/3.0 (+1)	1,772 (+14%)	8mo	$429,000	$242	38
803 Selah Vista Way	0.55mi	3/2.0 (-1)	1,780 (+15%)	12mo	$599,000	$337	35
807 Selah Vista Way	0.57mi	3/2.0 (-1)	1,777 (+15%)	15mo	$640,000	$360	32

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 · 2.66% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-69,005
• Equity at exit: $49,935

10-year hold

• IRR: -15.7%
• Equity multiple: 0.13×
• Total profit: $-81,582
• Equity at exit: $28,956

Cash invested: $93,772 (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 98942

• Home prices YoY: -22.6%
• Rents YoY: 2.7%
• Active inventory: 157
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,415 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$229 /mo · $2,747/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-217

Break-even live

Break-even rent $2,690

Max offer price $296,531

Occupancy floor —

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Canyon Pkwy Unit B07 Selah, WA	3.0	2.5	1409	$2,000	$1.42	44d	1	0.50mi
104 N 14th St Selah, WA	4.0	3.0	2126	$2,800	$1.32	13d	1	0.72mi

Listing history 12 events

1. 2026-05-07
   status Pending 1171-char remark
2. 2026-05-01
   listed $334,900 Active 1171-char remark
3. 2023-04-17
   soldstatus $318,000 Closed

   Show marketing remark (317 chars)

   Great first time home or investment property in a great Selah neighborhood. updated kitchen, fully fenced backyard with an awesome view. Back covered patio area. Great home in need of just a little TLC. Call your favorite realtor today for your private tour!UPDATES have been made throughout the house as of 01/28/23.

4. 2023-03-11
   status Pending

   Show marketing remark (317 chars)

   Great first time home or investment property in a great Selah neighborhood. updated kitchen, fully fenced backyard with an awesome view. Back covered patio area. Great home in need of just a little TLC. Call your favorite realtor today for your private tour!UPDATES have been made throughout the house as of 01/28/23.

5. 2023-03-10
   status Active

   Show marketing remark (317 chars)

   Great first time home or investment property in a great Selah neighborhood. updated kitchen, fully fenced backyard with an awesome view. Back covered patio area. Great home in need of just a little TLC. Call your favorite realtor today for your private tour!UPDATES have been made throughout the house as of 01/28/23.

6. 2023-03-05
   status Pending

   Show marketing remark (317 chars)

   Great first time home or investment property in a great Selah neighborhood. updated kitchen, fully fenced backyard with an awesome view. Back covered patio area. Great home in need of just a little TLC. Call your favorite realtor today for your private tour!UPDATES have been made throughout the house as of 01/28/23.

7. 2023-01-05
   listed $328,000 Active

   Show marketing remark (317 chars)

   Great first time home or investment property in a great Selah neighborhood. updated kitchen, fully fenced backyard with an awesome view. Back covered patio area. Great home in need of just a little TLC. Call your favorite realtor today for your private tour!UPDATES have been made throughout the house as of 01/28/23.

8. 2020-02-21
   soldstatus $215,000
9. 2020-01-30
   listed $210,000
10. 2016-04-25
    soldstatus $168,000
11. 2015-04-24
    listed $169,900
12. 2006-01-30
    soldstatus $129,900

ⓘ 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: $2,747 · $229/mo
• Projected year-2 tax: $3,282 · $274/mo
• Expected delta: +$535/yr (+$45/mo · 19.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,975
• − Mortgage interest: −$18,760
• − Property taxes: −$2,747
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$9,743
• Taxable loss: −$8,585
• Est. tax savings @ 24.0%: +$2,060
• After-tax cash flow: $-546/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: Selah School District
• NCES district ID: 5307770
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $54,495
• Composite: 47.97/100
• National rank: #4809
• State rank: #113 of 291 in WA

Livability — Selah

• Score: 75/100
• State rank: #164
• US rank: #3936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selah, WA
• County: Yakima County · 134,789 people
• City population: 18,871
• Metro: Yakima, WA
• Population (ZIP): 18,871
• Household income: $84,646
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 159.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 6% · Canada, Philippines
• Languages at home: 84% English-only · Spanish 15%

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: ▼ -87.17%
• Current HPI: 297.7819
• Rent YoY: ▲ 2.66%
• 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

+223.9% since first listed

15 events — show timeline

• 2026-06-03 Sold (Public Records) $420,740 Public Records
• 2026-06-03 Sold (MLS) $355,000 YAMLS
• 2026-05-07 Pending — YAMLS
• 2026-05-01 Listed $334,900 YAMLS
• 2023-04-17 Sold (Public Records) $268,625 Public Records
• 2023-04-17 Sold (MLS) $318,000 YAMLS
• 2023-03-11 Pending — YAMLS
• 2023-03-10 Relisted — YAMLS
• 2023-03-05 Pending — YAMLS
• 2023-01-05 Listed $328,000 YAMLS
• 2020-02-21 Sold (MLS) $215,000 YAMLS
• 2020-01-30 Listed $210,000 YAMLS
• 2016-04-25 Sold (Public Records) $168,000 Public Records
• 2015-04-24 Listed $169,900 YAMLS
• 2006-01-30 Sold (Public Records) $129,900 Public Records

Property tax history

+4.1%/yr

Latest (2026): $2,747 · -9.3% YoY. Source: county tax records.