2700 Fruitvale Blvd #60 · Yakima, WA 98902

$140,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 7 Days on market

Built 2023 0.25 ac lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this all ages Regal Community. Now available a 2023 Spacious Double wide on oversized lot. The home is a nicely kept 3 bedroom, 2 bathroom with a spacious open concept living area perfect for gatherings. The modern kitchen features all appliances and ample cabinet space. The new added items in 2026 include the cover front and back porch, the central air. The exterior offers plenty of parking space, a large yard and one large storage unit. This home is truly a newer, clean, move-in ready. Financing available for MH with NEXA Lending. Ask a Real Estate Agent for details.

Key facts

• Ample cabinet space
• Oversized lot
• Modern kitchen

Tags

• 2023 SPACIOUS DOUBLE WIDE
• OVERSIZED LOT
• MODERN KITCHEN
• AMPLE CABINET SPACE
• COVER FRONT AND BACK PORCH
• CENTRAL AIR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; New construction; Fronting Fruitvale Blvd
• Construction: Manufactured construction; Built as a single-story (one level); Make: Ftwd
• Exterior features: Located in a mobile home park; Lot approximately 0.25 acre

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Refrigerator; Range; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $136k (2.9% below list).
• Recommended offer: $136k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 (+5.1%/yr); 185 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $968 of loan paydown is wiped out by about $4k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $101k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,891 (2.9% 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: 0.97% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $301,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 N 28th Ave	0.06mi	3/1.0	1,144 (-4%)	4mo	$307,000	$268	84
2709 Willow St	0.19mi	3/1.0	1,240 (+4%)	15mo	$285,000	$230	67
921 N 29th Ave	0.12mi	3/2.0	1,040 (-12%)	11mo	$284,900	$274	64
2404 Willow St	0.28mi	3/1.0	1,320 (+11%)	2mo	$265,000	$201	63
2702 Englewood Ave	0.46mi	2/1.0 (-1)	1,129 (-5%)	0mo	$255,000	$226	61
813 N 26th Ave	0.16mi	3/1.0	1,064 (-10%)	14mo	$282,500	$266	59
2602 Englewood Ave	0.47mi	3/1.0	1,108 (-7%)	7mo	$185,000	$167	57
3310 Castlevale Rd	0.41mi	3/0.5	1,265 (+6%)	9mo	$278,000	$220	57
2011 Willow St	0.44mi	3/1.0	1,104 (-7%)	15mo	$280,000	$254	52
324 Wyman Dr	0.75mi	3/1.0	1,120 (-6%)	2mo	$315,000	$281	50
619 N 20th Ave	0.57mi	2/1.0 (-1)	1,152 (-3%)	16mo	$250,000	$217	46
322 N 30th Ave	0.74mi	2/2.0 (-1)	1,050 (-12%)	8mo	$315,000	$300	34

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-7,025
• Equity at exit: $20,874

10-year hold

• IRR: 7.1%
• Equity multiple: 1.58×
• Total profit: $22,590
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $201

Break-even live

Break-even rent $1,104

Max offer price $140,000

Occupancy floor 80%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3413 Cascade Loop Yakima, WA	2.0	1.0	1000	$1,825	$1.82	13d	1	0.47mi
Cascade Loop Yakima, WA	2.0	1.0	1030	$1,800	$1.75	13d	1	0.49mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	44d	1	0.71mi
1509 Swan Ave Yakima, WA	3.0	2.0	1108	$1,400	$1.26	44d	1	0.78mi
1318 Fairbanks Ave Unit 2 Yakima, WA	2.0	1.0	750	$895	$1.19	44d	1	1.03mi
1318 Fairbanks Ave Unit 03 Yakima, WA	2.0	1.0	750	$975	$1.30	44d	1	1.03mi
1403 Roosevelt Ave Unit D Yakima, WA	2.0	1.0	768	$875	$1.14	21d	1	1.05mi
1117 Willow St Unit A Yakima, WA	2.0	1.0	719	$975	$1.36	44d	1	1.13mi
1303 Garfield Ave Unit 04 Yakima, WA	2.0	1.0	784	$925	$1.18	44d	1	1.19mi
1409 Folsom Ave Unit 5 Yakima, WA	2.0	1.0	750	$900	$1.20	21d	1	1.22mi
1415 W Yakima Ave Unit O Yakima, WA	2.0	1.5	1080	$1,250	$1.16	44d	1	1.39mi
1112 Jefferson Ave Yakima, WA	2.0	1.0	814	$1,095	$1.35	21d	1	1.40mi
401 N 5th Ave Unit 2 Yakima, WA	3.0	1.0	866	$1,125	$1.30	44d	1	1.43mi
211 N Pierce Ave Yakima, WA	2.0	1.0	750	$1,150	$1.53	44d	1	1.43mi
1103 Browne Ave Apt 1 Yakima, WA	2.0	1.5	972	$1,250	$1.29	21d	1	1.48mi
1103 Browne Ave Unit 2 Yakima, WA	2.0	1.5	972	$1,150	$1.18	21d	1	1.48mi

Listing history 7 events

1. 2026-06-19
   days on market $140,000 Active 7 DOM
2. 2026-06-18
   days on market $140,000 Active 6 DOM
3. 2026-06-17
   days on market $140,000 Active 5 DOM
4. 2026-06-16
   days on market $140,000 Active 4 DOM
5. 2026-06-15
   days on market $140,000 Active 3 DOM
6. 2026-06-13
   remarks 598-char remark
7. 2026-06-13
   listed $140,000 Active 1 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: $959 · $80/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$413/yr (+$34/mo · 43.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $16,307
• − Mortgage interest: −$7,842
• − Property taxes: −$959
• − Insurance: −$700
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$4,073
• Taxable income: $124
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,384/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

+12.0% since first listed

10 events — show timeline

• 2026-06-12 Listed $140,000 YAMLS
• 2026-06-12 Listed $140,000 PACMLS
• 2025-12-23 Sold (MLS) $101,000 NWMLS as Distributed by MLS Grid
• 2025-11-12 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
• 2024-10-03 Price Changed $107,999 NWMLS as Distributed by MLS Grid
• 2024-08-31 Price Changed $123,000 NWMLS as Distributed by MLS Grid
• 2024-06-07 Listed $125,000 NWMLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2026): $959 · -5.9% YoY. Source: county tax records.