1710 Rudkin Rd #0 · Yakima, WA 98901

$104,999

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records

Manufactured home Built 2023 Good condition $88/sqft · 21% below area Est $131k · 20% under

---

Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +4.8/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.6

Listing remarks

Take advantage of 2 months free lot rent with purchase!! Discover this charming new 3 bedroom, 2 bathroom double-wide park in an all-ages park! Enjoy a spacious, open concept living area perfect for gatherings. The modern kitchen features new appliances and ample cabinet space. Each of the 3 bedrooms, including a primary suite with a private bath, is filled with natural light. This home is close to schools, shopping, and parks for your convenience! Up to 2 pets per household subject to restriction- 40 lbs and under. Buyer got cold feet - back on the market due to no fault of the home.

Key facts

• Parking
• Built 2023

Tags

• OPEN CONCEPT LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $48 ($572/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (13.1% below list).
• Recommended offer: $91k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% 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.
• Zoned schools: Martin Luther King Jr Elementary (513 students, 94% FRL); Lewis & Clark Middle School (852 students, 89% FRL); Davis High School (2,330 students, 83% FRL).
• Market conditions: Rents rising fast (+9.3%/yr); 279 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $726 of loan paydown is wiped out by about $3k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $91,277 (13.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (median comp): $130,570
• List price: $104,999
• Delta: -19.58%
• Verdict: UNDERPRICED
• Comps: 16 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Lilac Ln	0.38mi	3/1.5	1,064 (-10%)	3mo	$290,000	$273	61
1504 S 14th St	0.52mi	2/2.0 (-1)	1,122 (-6%)	2mo	$182,000	$162	60
613 N Oak St #19	1.43mi	3/2.0	1,256 (+6%)	2mo	$346,500	$276	54
1702 S 13th St	0.52mi	3/2.0	1,452 (+22%)	1mo	$329,000	$227	50
18 W Washington Ave #23	1.37mi	3/2.0	1,344 (+13%)	2mo	$75,000	$56	41
55 W Washington Ave #89	1.50mi	3/2.0	1,386 (+17%)	0mo	$49,900	$36	40
18 W Washington Ave #24	1.37mi	3/2.0	1,404 (+18%)	2mo	$75,000	$53	38
732 S Fair Ave	1.26mi	2/1.0 (-1)	1,043 (-12%)	0mo	$278,500	$267	35
55 W Washington Ave #141	1.50mi	2/1.0 (-1)	1,056 (-11%)	3mo	$46,350	$44	35
55 W Washington Ave #100	1.50mi	2/2.0 (-1)	910 (-23%)	1mo	$30,000	$33	34
55 W Washington Ave #16	1.50mi	2/1.5 (-1)	980 (-18%)	1mo	$20,000	$20	32
605 N Oak St #23	1.43mi	4/2.5 (+1)	1,485 (+25%)	3mo	$358,500	$241	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.69×
• Total profit: $-9,172
• Equity at exit: $15,656

10-year hold

• IRR: 6.7%
• Equity multiple: 1.61×
• Total profit: $17,805
• Equity at exit: $9,078

Cash invested: $29,400 (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 98901

• Home prices YoY: -33.4%
• Rents YoY: 9.3%
• Active inventory: 279
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $913 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $48

Break-even live

Break-even rent $852

Max offer price $104,999

Occupancy floor 90%

Sensitivity live

Price	-10% $107	-5% $77	+0% $48	+5% $18	+10% $-12
Rent	-10% $-24	-5% $12	+0% $48	+5% $84	+10% $120
Rate	-1.0pp $101	-0.5pp $74	base $48	+0.5pp $20	+1.0pp $-7

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 E Viola Ave Yakima, WA	3.0–4.0	2.0	1168	$1,200	$1.03	108d	1	0.63mi
1618 E Beech St Yakima, WA	3.0	2.0	1145	$1,140	$1.00	108d	1	1.29mi
1206 Voelker Ave Unit A Yakima, WA	2.0	1.0	800	$1,195	$1.49	0d	1	1.36mi
616 S 7th St Unit 615 Yakima, WA	2.0	1.0	850	$995	$1.17	116d	1	1.47mi

Listing history 50 events

1. 2026-09-22
   days on market $104,999 Active
2. 2026-09-20
   days on market $104,999 Active 785 DOM
3. 2026-09-18
   days on market $104,999 Active 783 DOM
4. 2026-09-17
   days on market $104,999 Active 782 DOM
5. 2026-09-16
   days on market $104,999 Active 781 DOM
6. 2026-09-15
   days on market $104,999 Active 780 DOM
7. 2026-09-14
   days on market $104,999 Active 779 DOM
8. 2026-09-13
   days on market $104,999 Active 778 DOM
9. 2026-09-12
   days on market $104,999 Active 777 DOM
10. 2026-09-11
    days on market $104,999 Active 776 DOM
11. 2026-09-05
    days on market $104,999 Active 770 DOM
12. 2026-09-04
    days on market $104,999 Active 769 DOM
13. 2026-09-03
    days on market $104,999 Active 768 DOM
14. 2026-08-31
    days on market $104,999 Active 765 DOM
15. 2026-08-30
    days on market $104,999 Active 764 DOM
16. 2026-08-29
    days on market $104,999 Active 763 DOM
17. 2026-08-28
    days on market $104,999 Active 762 DOM
18. 2026-08-27
    days on market $104,999 Active 761 DOM
19. 2026-08-26
    days on market $104,999 Active 760 DOM
20. 2026-08-25
    days on market $104,999 Active 759 DOM
21. 2026-08-24
    days on market $104,999 Active 758 DOM
22. 2026-08-23
    days on market $104,999 Active 757 DOM
23. 2026-08-22
    days on market $104,999 Active 756 DOM
24. 2026-08-21
    days on market $104,999 Active 755 DOM
25. 2026-08-20
    days on market $104,999 Active 754 DOM
26. 2026-08-19
    days on market $104,999 Active 753 DOM
27. 2026-08-18
    days on market $104,999 Active 752 DOM
28. 2026-08-17
    days on market $104,999 Active 751 DOM
29. 2026-08-16
    days on market $104,999 Active 750 DOM
30. 2026-08-15
    days on market $104,999 Active 749 DOM
31. 2026-08-14
    days on market $104,999 Active 748 DOM
32. 2026-08-13
    days on market $104,999 Active 747 DOM
33. 2026-08-12
    days on market $104,999 Active 746 DOM
34. 2026-08-11
    days on market $104,999 Active 745 DOM
35. 2026-08-10
    days on market $104,999 Active 744 DOM
36. 2026-08-09
    days on market $104,999 Active 743 DOM
37. 2026-08-08
    days on market $104,999 Active 742 DOM
38. 2026-08-07
    days on market $104,999 Active 741 DOM
39. 2026-08-06
    days on market $104,999 Active 740 DOM
40. 2026-08-05
    days on market $104,999 Active 739 DOM
41. 2026-08-04
    days on market $104,999 Active 738 DOM
42. 2026-08-03
    days on market $104,999 Active 737 DOM
43. 2026-07-31
    days on market $104,999 Active 734 DOM
44. 2026-07-29
    days on market $104,999 Active 732 DOM
45. 2026-07-27
    days on market $104,999 Active 730 DOM
46. 2026-07-25
    days on market $104,999 Active 728 DOM
47. 2026-07-23
    days on market $104,999 Active 726 DOM
48. 2026-07-22
    days on market $104,999 Active 725 DOM
49. 2026-07-21
    days on market $104,999 Active 724 DOM
50. 2026-07-18
    days on market $104,999 Active 721 DOM

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$81/yr (+$7/mo · 8.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 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: $10,953
• − Mortgage interest: −$5,882
• − Property taxes: −$948
• − Insurance: −$525
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$3,055
• Taxable loss: −$1,209
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $862/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,940–$17,820 screening

This well-maintained, modern single-family home is move-in ready with a good condition score and minimal repairs needed. It offers a spacious, open concept living area and two bathrooms, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace carpet in living room — Improves comfort and appearance ↑
• Both Clean and maintain HVAC system — Ensures comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Martin Luther King Jr Elementary Middle Lewis & Clark Middle School High Davis High School

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

A Composite livability gradescore 80/100

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 · 256,514 people
• City population: 115,918
• Metro: Yakima, WA
• Population (ZIP): 31,366
• Household income: $57,392
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 10% of renters

---

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: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 22% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 3% Lithuanian 2% Scottish 1%
• Foreign-born: 20% · Canada
• Languages at home: 53% English-only · Spanish 46%

---

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: ▼ -144.24%
• Current HPI: 287.8283
• Rent YoY: ▲ 9.31%
• 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

+16.8% since first listed

9 events — show timeline

• 2026-01-20 Relisted — NWMLS as Distributed by MLS Grid
• 2025-07-09 Relisted — NWMLS as Distributed by MLS Grid
• 2025-06-23 Pending — NWMLS as Distributed by MLS Grid
• 2025-02-05 Relisted — NWMLS as Distributed by MLS Grid
• 2025-02-01 Delisted — NWMLS as Distributed by MLS Grid
• 2024-11-02 Relisted — NWMLS as Distributed by MLS Grid
• 2024-10-02 Price Changed $110,999 NWMLS as Distributed by MLS Grid
• 2024-08-31 Price Changed $93,000 NWMLS as Distributed by MLS Grid
• 2024-06-07 Listed $95,000 NWMLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2026): $948 · -5.9% YoY. Source: county tax records.