1710 Rudkin Rd #0 · Yakima, WA 98901

$104,999

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 701 Days on market

Built 2023 Good condition $88/sqft · 36% below area Est $161k · 35% under

---

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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.2/10.0
• Rent growth +4.8/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Appreciation +0.0/10.0

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.

Key facts

• Parking
• Built 2023
• Listed 700 days

Tags

• OPEN CONCEPT LIVING AREA

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Rents rising fast (+9.3%/yr); 168 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 701 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 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 $92,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 701 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (median comp): $161,317
• List price: $104,999
• Delta: -34.91%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1622 S 14th St	0.46mi	3/2.0	1,170 (-2%)	1mo	$300,000	$256	75
1812 S 18th St	0.26mi	4/1.0 (+1)	1,190 (+0%)	8mo	$150,000	$126	71
1706 S 18th St	0.21mi	2/1.0 (-1)	1,312 (+10%)	8mo	$220,000	$168	57

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $5,717
• Equity at exit: $15,656

10-year hold

• IRR: 18.2%
• Equity multiple: 2.86×
• Total profit: $54,571
• 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: 168
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $259

Break-even live

Break-even rent $852

Max offer price $104,999

Occupancy floor 73%

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
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	13d	1	0.63mi
1618 E Beech St Yakima, WA	3.0	2.0	1145	$1,140	$1.00	13d	1	1.29mi
616 S 7th St Unit 615 Yakima, WA	2.0	1.0	850	$995	$1.17	21d	1	1.47mi

Listing history 26 events

1. 2026-06-19
   days on market $104,999 Active 701 DOM
2. 2026-06-18
   days on market $104,999 Active 700 DOM
3. 2026-06-17
   days on market $104,999 Active 699 DOM
4. 2026-06-16
   days on market $104,999 Active 698 DOM
5. 2026-06-15
   days on market $104,999 Active 697 DOM
6. 2026-06-14
   days on market $104,999 Active 695 DOM
7. 2026-06-13
   days on market $104,999 Active 694 DOM
8. 2026-06-10
   days on market $104,999 Active 692 DOM
9. 2026-06-09
   days on market $104,999 Active 691 DOM
10. 2026-06-08
    days on market $104,999 Active 690 DOM
11. 2026-06-07
    days on market $104,999 Active 689 DOM
12. 2026-06-05
    days on market $104,999 Active 686 DOM
13. 2026-06-03
    days on market $104,999 Active 685 DOM
14. 2026-06-02
    days on market $104,999 Active 684 DOM
15. 2026-06-01
    days on market $104,999 Active 683 DOM
16. 2026-05-31
    days on market $104,999 Active 682 DOM
17. 2026-05-30
    days on market $104,999 Active 681 DOM
18. 2026-01-20
    status Active
19. 2025-07-09
    status Active
20. 2025-06-23
    status Pending
21. 2025-02-05
    status Active
22. 2025-02-01
    historical
23. 2024-11-02
    status Active
24. 2024-10-02
    price $110,999
25. 2024-08-31
    price $93,000
26. 2024-06-07
    listed $95,000 Active

ⓘ 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: $14,166
• − Mortgage interest: −$5,882
• − Property taxes: −$948
• − Insurance: −$525
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,055
• Taxable income: $1,490
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,753/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 31,366
• Household income: $57,392
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1317.0

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: 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.