1200 S Euclid #75 St #75 · Grandview, WA 98930

$68,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 42 Days on market

Built 1994 4,356 sqft lot $87/sqft · 50% below area ↓ 13% 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 +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 292791 Beautiful 2 bedroom, 1 bathroom with central heat and air. Pellet Stove was added in 2020 and is fully inspected and approved by Labor and Industry. 40 bags of pellets included in sale. Space rent is $600 per month. Mobile Home can be removed with lot being placed back to original appearance. Call your Realtor today to view and purchase. Thank you.

Key facts

• Central heat and air
• Pellet stove
• Fully inspected

Tags

• CENTRAL HEAT AND AIR
• PELLET STOVE
• FULLY INSPECTED
• 40 BAGS OF PELLETS INCLUDED

Property features AI

Finance

• Other: Property type: Residential — Manufactured Home on rented lot
• HOA & community: Located in Quail Run (manufactured home park); Subdivision: GRANDVIEW

Exterior

• Parking: No garage
• Utilities: Public water; Sewer connected; Electric on property
• Home design: Manufactured home (single wide); One story
• Construction: Frame construction with wood siding; Composition roof; New construction
• Exterior features: Deck; Garden

Interior

• Kitchen: Range / Oven; Microwave; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Includes fireplace; Lighting
• Laundry & utility: Washer and dryer included

🏷️ Possibly a rental listed for sale. The $68,000 price doesn't fit this home's estimated sale value (~$136,837) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.2% in Grandview — 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 67/100 on livability (#308 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D, amenities F.
• Grandview School District (town): math 47% / reading 40% proficiency, ranked #203 of 291 in WA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $470 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
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: 2.10% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.50%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $136,837
• List price: $68,000
• Delta: -50.31%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 W 5th St	0.66mi	2/1.0	775 (-1%)	10mo	$250,000	$323	59
803 Hillcrest Rd	0.44mi	2/1.0	748 (-5%)	17mo	$160,000	$214	58

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: 38.1%
• Equity multiple: 2.63×
• Total profit: $30,942
• Equity at exit: $10,139

10-year hold

• IRR: 44.6%
• Equity multiple: 5.26×
• Total profit: $81,034
• Equity at exit: $5,879

Cash invested: $19,040 (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 98930

• Home prices YoY: -16.7%
• Active inventory: 193
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $658

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 49%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Hillcrest St Grandview, WA	2.0	1.0	888	$1,195	$1.35	43d	1	0.30mi
1007 Grandridge Rd Unit C202 Grandview, WA	2.0	2.0	963	$1,885	$1.96	43d	1	0.54mi

Listing history 16 events

1. 2026-06-18
   days on market $68,000 Active 42 DOM
2. 2026-06-17
   days on market $68,000 Active 41 DOM
3. 2026-06-16
   days on market $68,000 Active 40 DOM
4. 2026-06-15
   days on market $68,000 Active 39 DOM
5. 2026-06-15
   days on market $68,000 Active 38 DOM
6. 2026-06-13
   days on market $68,000 Active 37 DOM
7. 2026-06-12
   days on market $68,000 Active 36 DOM
8. 2026-06-09
   days on market $68,000 Active 33 DOM
9. 2026-06-08
   days on market $68,000 Active 32 DOM
10. 2026-06-08
    days on market $68,000 Active 31 DOM
11. 2026-06-05
    days on market $68,000 Active 29 DOM
12. 2026-06-03
    days on market $68,000 Active 27 DOM
13. 2026-06-02
    days on market $68,000 Active 26 DOM
14. 2026-06-01
    days on market $68,000 Active 25 DOM
15. 2026-05-31
    days on market $68,000 Active 24 DOM
16. 2026-05-07
    listed $78,000 Active 362-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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,140
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$1,978
• Taxable income: $7,251
• Est. tax owed @ 24.0%: −$1,740
• After-tax cash flow: $6,162/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: Grandview School District
• NCES district ID: 5303150
• Math proficiency: 47% ▲ 8.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $43,388
• Composite: 39.06/100
• National rank: #8271
• State rank: #203 of 291 in WA

Livability — Grandview

• Score: 67/100
• State rank: #308
• US rank: #10853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, WA
• Population (ZIP): 15,071

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 Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 27% White 18% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Italian 2% Portuguese 1% Iranian 1%
• Foreign-born: 27% · Canada
• Languages at home: 33% English-only · Spanish 65%

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: ▼ -65.13%
• Current HPI: 324.6036
• 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

-12.8% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $68,000 PACMLS
• 2026-05-07 Listed $78,000 PACMLS