55 W Washington Ave #141 · Yakima, WA 98903

$49,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 23 Days on market

Built 1977 $52/sqft · 78% below area ↓ 6% 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
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Complete pride of ownership -- you will absolutely fall in love with this newly updated, move-in ready home. Featuring fresh interior and exterior paint, new flooring, updated lighting, a remodeled bathroom, and custom accents throughout, this home is designed to impress. You will feel right at home the moment you walk through the door. The family has spent months carefully updating and preparing this home with meticulous attention to detail, ensuring it is truly ready for its next owner to move right in.

Key facts

• Remodeled bathroom
• New flooring
• Move in ready

Tags

• MOVE IN READY
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW FLOORING
• UPDATED LIGHTING
• REMODELED BATHROOM

Property features AI

Finance

• Other: Zoning: R3 - Multi Fam Res
• HOA & community: Community pool; Senior community

Exterior

• Parking: Off-street parking
• Utilities: Public water; Sewer connected
• Home design: Manufactured home (on leased land); Single-story
• Construction: Metal siding
• Exterior features: Metal roof; Shed(s); Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced air heating
• Interior features: Range; Refrigerator; Carpet flooring; Central air conditioning; Electric forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.8% 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: 172 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $342 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $48,757 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.51% ✓
• Cap rate: 22.78%
• Cash-on-cash: 58.88%
• DSCR: 3.62
• GRM: 3.3

CMA / ARV

• ARV (median comp): $245,335
• List price: $49,500
• Delta: -79.82%
• 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
1914 Landon Ave	0.24mi	2/1.0	944 (-2%)	8mo	$220,000	$233	80
1522 Landon Ave	0.28mi	2/1.0	900 (-6%)	14mo	$229,000	$254	65
2006 Cornell Ave	0.61mi	2/1.0	928 (-3%)	9mo	$239,900	$259	59
1906 Corpman Ln	0.36mi	2/1.0	840 (-12%)	5mo	$210,000	$250	58
1506 S 2nd Ave	0.40mi	2/1.0	840 (-12%)	7mo	$275,000	$327	55
2019 S 2nd Ave	0.41mi	3/1.0 (+1)	1,092 (+14%)	1mo	$295,000	$270	52
1318 S 6th Ave	0.71mi	2/1.0	1,044 (+9%)	1mo	$215,000	$206	52
1511 S 5th Ave	0.50mi	3/1.5 (+1)	1,025 (+7%)	9mo	$310,000	$302	51
1513 S 2nd Ave	0.36mi	2/1.0	1,094 (+14%)	14mo	$275,000	$251	48
2110 S 7th Ave	0.74mi	2/1.0	1,016 (+6%)	11mo	$235,000	$231	46
708 W Mead Ave	0.74mi	2/2.0	1,010 (+5%)	14mo	$314,000	$311	41
1716 S 7th Ave	0.61mi	2/1.0	816 (-15%)	14mo	$245,000	$300	35

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: 57.5%
• Equity multiple: 3.55×
• Total profit: $35,285
• Equity at exit: $7,381

10-year hold

• IRR: 62.4%
• Equity multiple: 7.24×
• Total profit: $86,468
• Equity at exit: $4,280

Cash invested: $13,860 (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 98903

• Home prices YoY: -21.8%
• Active inventory: 172
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$260
• Tax from tax record: −$20 /mo · $234/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $680

Break-even live

Break-even rent $379

Max offer price $49,500

Occupancy floor 40%

Sensitivity live

Price	-10% $708	-5% $694	+0% $680	+5% $666	+10% $652
Rent	-10% $582	-5% $631	+0% $680	+5% $729	+10% $778
Rate	-1.0pp $705	-0.5pp $693	base $680	+0.5pp $667	+1.0pp $654

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 S 1st Ave Unit 1 Yakima, WA	2.0	1.0	911	$1,250	$1.37	14d	1	0.24mi
1418 Cornell Ave Yakima, WA	3.0	1.0	1000	$1,800	$1.80	44d	1	0.65mi
1522 S 9th Ave Unit B Yakima, WA	1.0	1.0	595	$875	$1.47	21d	1	0.75mi
1420 Queen Ave Unit 1420 Yakima, WA	1.0	1.0	650	$1,050	$1.62	14d	1	1.02mi
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	14d	1	1.03mi
2718 Kateenah Way Apt 26 Union Gap, WA	1.0	1.0	576	$1,050	$1.82	44d	1	1.33mi
2718 Kateenah Way Union Gap, WA	1.0	1.0	576	$1,028	$1.78	14d	3	1.34mi
1213 S 16th Ave Apt 3 Yakima, WA	1.0	1.0	540	$950	$1.76	44d	1	1.38mi
1206 S 15th Ave Yakima, WA	1.0	1.0	575	$990	$1.72	14d	2	1.39mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $49,500 Pending 23 DOM
2. 2026-06-05
   days on market $49,500 Active 21 DOM
3. 2026-06-03
   days on market $49,500 Active 20 DOM
4. 2026-06-02
   days on market $49,500 Active 19 DOM
5. 2026-06-01
   days on market $49,500 Active 18 DOM
6. 2026-05-31
   days on market $49,500 Active 17 DOM
7. 2026-05-30
   days on market $49,500 Active 16 DOM
8. 2026-05-14
   listed $49,500 Active 510-char remark

ⓘ 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: $234 · $20/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$251/yr (+$21/mo · 107.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 13 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: $14,883
• − Mortgage interest: −$2,773
• − Property taxes: −$234
• − Insurance: −$248
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,440
• Taxable income: $7,807
• Est. tax owed @ 24.0%: −$1,874
• After-tax cash flow: $6,287/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: 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
• City population: 115,918
• Population (ZIP): 19,010

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 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 19% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 33% Other Asian/Pacific 1% Other Indo-European 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: ▼ -83.90%
• Current HPI: 300.5753
• 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

-6.4% since first listed

3 events — show timeline

• 2026-06-11 Sold (MLS) $46,350 YAMLS
• 2026-06-06 Pending — YAMLS
• 2026-05-14 Listed $49,500 YAMLS

Property tax history

+0.9%/yr

Latest (2023): $234 · -11.1% YoY. Source: county tax records.