9 N 15th Ave · Yakima, WA 98902

$235,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 42 Days on market

Built 1920 2,178 sqft lot $206/sqft · 51% above area Est $311k · 25% under

---

Why this score? — see what drove the F 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 +15.0/15.0
• Cash flow +5.5/30.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 2 bedroom 1 bath home with additional nonconforming room in the basement that has been used as a sleeping area. New Carpets and a large basement. formal dining area, fireplace. The air conditioning unit does not work so window air conditioners have been used to cool the home. according to the past owner one of the spaces in the joint garage belongs to the house. the one closest to the house. buyer is to verify this. street parking on 15th ave and more space on the cross street Belmont AveThe owner is a licensed real estate broker in Washington State and the data for the listing was obtained from the county data online, The buyer shall verify all the data to their liking before purchasing

Key facts

• Inviting fireplace
• Remodeled shower
• 2,178 sq ft lot

Tags

• INVITING FIREPLACE
• DISTINCTIVE INTERIOR ARCHWAYS
• REMODELED SHOWER
• DEDICATED PARKING SPACE

Property features AI

Finance

• Other: Zoning: R3 - Multi Fam Res

Exterior

• Parking: Off-street parking
• Utilities: Public water; Sewer connected
• Home design: Single-family residence; 1 story; Residential property
• Construction: Frame and stucco construction; Composition roof
• Exterior features: Garden; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Oven
• Flooring: Carpet; Concrete; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Space heater
• Interior features: Fireplace (1); Partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (49.3% below list).
• Recommended offer: $119k (49.3% below list) — sets the bar for 1% rule.

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: Rents rising fast (+5.1%/yr); 185 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 42 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $235k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,214 (49.3% 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 42 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.51% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.20%
• DSCR: 0.59
• GRM: 16.4

CMA / ARV

• ARV (median comp): $311,350
• List price: $235,000
• Delta: -24.52%
• 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
603 S 15th Ave	0.40mi	2/1.0	1,024 (-10%)	1mo	$275,000	$269	63
611 1/2 S 15th Ave	0.44mi	2/1.0	1,024 (-10%)	1mo	$242,350	$237	62
1302 Mckinley Ave	0.53mi	2/1.0	1,217 (+7%)	3mo	$240,000	$197	61
213 N 23rd Ave	0.56mi	2/2.0	1,168 (+2%)	9mo	$320,000	$274	58
705 S 8th Ave	0.75mi	2/1.0	1,137 (-0%)	9mo	$306,000	$269	57
701 Queen Ave	0.56mi	2/1.0	1,028 (-10%)	0mo	$315,000	$306	57
605 S 16th Ave	0.43mi	2/1.0	1,292 (+13%)	2mo	$235,000	$182	56
1417 Jefferson Ave	0.34mi	3/1.0 (+1)	1,272 (+12%)	5mo	$257,000	$202	56
614 S 13th Ave	0.45mi	3/1.0 (+1)	1,275 (+12%)	0mo	$291,000	$228	54
807 S 11th Ave	0.69mi	3/1.0 (+1)	1,192 (+5%)	8mo	$235,000	$197	48
520 Clark Ave	0.61mi	3/1.0 (+1)	1,010 (-11%)	3mo	$275,000	$272	45
1204 Cherry Ave	0.68mi	1/2.0 (-1)	1,248 (+10%)	6mo	$90,000	$72	38

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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -30.8%
• Equity multiple: -0.03×
• Total profit: $-67,750
• Equity at exit: $35,039

10-year hold

• IRR: -26.7%
• Equity multiple: -0.37×
• Total profit: $-89,868
• Equity at exit: $20,319

Cash invested: $65,800 (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 98902

• Rents YoY: 5.1%
• Active inventory: 185
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-504

Break-even live

Break-even rent $1,830

Max offer price $145,932

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 W Yakima Ave Unit O Yakima, WA	2.0	1.5	1080	$1,250	$1.16	43d	1	0.04mi
1409 Folsom Ave Unit 5 Yakima, WA	2.0	1.0	750	$900	$1.20	21d	1	0.28mi
13 S 9th Ave Unit 5 Yakima, WA	2.0	1.0	750	$1,175	$1.57	21d	1	0.35mi
1103 Browne Ave Unit 2 Yakima, WA	2.0	1.5	972	$1,150	$1.18	21d	1	0.42mi
1103 Browne Ave Apt 1 Yakima, WA	2.0	1.5	972	$1,250	$1.29	21d	1	0.42mi
1112 Jefferson Ave Yakima, WA	2.0	1.0	814	$1,095	$1.35	21d	1	0.45mi
1303 Garfield Ave Unit 04 Yakima, WA	2.0	1.0	784	$925	$1.18	43d	1	0.49mi
211 N Pierce Ave Yakima, WA	2.0	1.0	750	$1,150	$1.53	43d	1	0.52mi
1403 Roosevelt Ave Unit D Yakima, WA	2.0	1.0	768	$875	$1.14	21d	1	0.59mi
708 S 20th Ave Yakima, WA	2.0	1.0	885	$1,100	$1.24	43d	1	0.65mi
1318 Fairbanks Ave Unit 2 Yakima, WA	2.0	1.0	750	$895	$1.19	43d	1	0.69mi
1318 Fairbanks Ave Unit 03 Yakima, WA	2.0	1.0	750	$975	$1.30	43d	1	0.69mi
401 N 5th Ave Unit 2 Yakima, WA	3.0	1.0	866	$1,125	$1.30	43d	1	0.70mi
1509 Swan Ave Yakima, WA	3.0	2.0	1108	$1,400	$1.26	43d	1	0.80mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	43d	1	0.88mi
1117 Willow St Unit A Yakima, WA	2.0	1.0	719	$975	$1.36	43d	1	0.95mi
1117 S 22nd Ave Yakima, WA	2.0	1.0	775	$1,300	$1.68	13d	1	1.07mi
5200 Jazz ST Yakima, WA	2.0–3.0	2.5	1484	$1,850	$1.25	13d	2	1.08mi
808 S 2nd Ave Unit A Yakima, WA	3.0	2.0	1133	$1,495	$1.32	43d	1	1.11mi
1900 W Mead Ave #1 Yakima, WA	3.0	2.0	1350	$2,050	$1.52	21d	1	1.43mi
1912 W Mead Ave #1 Yakima, WA	3.0	2.0	1204	$1,795	$1.49	21d	1	1.44mi
1418 Cornell Ave Yakima, WA	3.0	1.0	1000	$1,800	$1.80	43d	1	1.49mi

Listing history 24 events

1. 2026-06-19
   days on market $235,000 Active 42 DOM
2. 2026-06-18
   days on market $235,000 Active 41 DOM
3. 2026-06-17
   days on market $235,000 Active 40 DOM
4. 2026-06-16
   days on market $235,000 Active 39 DOM
5. 2026-06-15
   days on market $235,000 Active 38 DOM
6. 2026-06-14
   days on market $235,000 Active 36 DOM
7. 2026-06-13
   pricedays on market $235,000 Active 35 DOM
8. 2026-06-10
   days on market $249,000 Active 33 DOM
9. 2026-06-09
   days on market $249,000 Active 32 DOM
10. 2026-06-08
    days on market $249,000 Active 31 DOM
11. 2026-06-07
    days on market $249,000 Active 30 DOM
12. 2026-06-05
    days on market $249,000 Active 27 DOM
13. 2026-06-03
    days on market $249,000 Active 26 DOM
14. 2026-06-02
    days on market $249,000 Active 25 DOM
15. 2026-06-01
    days on market $249,000 Active 24 DOM
16. 2026-05-31
    days on market $249,000 Active 23 DOM
17. 2026-05-30
    days on market $249,000 Active 22 DOM
18. 2026-05-08
    listed $249,000 Active 659-char remark
19. 2022-04-12
    soldstatus $145,000 703-char remark

    Show marketing remark (703 chars)

    Large 2 bedroom 1 bath home with additional nonconforming room in the basement that has been used as a sleeping area. New Carpets and a large basement. formal dining area, fireplace. The air conditioning unit does not work so window air conditioners have been used to cool the home. according to the past owner one of the spaces in the joint garage belongs to the house. the one closest to the house. buyer is to verify this. street parking on 15th ave and more space on the cross street Belmont AveThe owner is a licensed real estate broker in Washington State and the data for the listing was obtained from the county data online, The buyer shall verify all the data to their liking before purchasing

20. 2022-01-04
    listed $140,000 703-char remark

    Show marketing remark (703 chars)

    Large 2 bedroom 1 bath home with additional nonconforming room in the basement that has been used as a sleeping area. New Carpets and a large basement. formal dining area, fireplace. The air conditioning unit does not work so window air conditioners have been used to cool the home. according to the past owner one of the spaces in the joint garage belongs to the house. the one closest to the house. buyer is to verify this. street parking on 15th ave and more space on the cross street Belmont AveThe owner is a licensed real estate broker in Washington State and the data for the listing was obtained from the county data online, The buyer shall verify all the data to their liking before purchasing

21. 2021-07-15
    listed $129,000
22. 2013-10-21
    soldstatus $53,000
23. 2010-03-19
    soldstatus $74,000
24. 2008-12-31
    soldstatus $55,000

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $2,303 · $192/mo
• Expected delta: +$915/yr (+$76/mo · 65.9%)

ⓘ 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 1/10 Low
• 🌡 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 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,306
• − Mortgage interest: −$13,164
• − Property taxes: −$1,388
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$6,836
• Taxable loss: −$10,547
• Est. tax savings @ 24.0%: +$2,531
• After-tax cash flow: $-3,519/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
• County: Yakima County · 134,789 people
• City population: 115,918
• Metro: Yakima, WA
• Population (ZIP): 46,492
• Household income: $63,092
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1607.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 50% White 40% Two or more races 24% Black 2% Pacific Islander 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 60% English-only · Spanish 37% Other Asian/Pacific 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: ▼ -363.66%
• Current HPI: 294.559
• Rent YoY: ▲ 5.07%
• 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

+327.3% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $235,000 YAMLS
• 2026-05-08 Listed $249,000 YAMLS
• 2022-04-12 Sold (MLS) $145,000 YAMLS
• 2022-01-04 Listed $140,000 YAMLS
• 2021-07-15 Listed $129,000 YAMLS
• 2013-10-21 Sold (Public Records) $53,000 Public Records
• 2010-03-19 Sold (Public Records) $74,000 Public Records
• 2008-12-31 Sold (Public Records) $55,000 Public Records

Property tax history

+4.1%/yr

Latest (2026): $1,388 · -17.7% YoY. Source: county tax records.