1 Orchardvale St · Zillah, WA 98953

$195,000

3 bd · 2.0 ba · 2,364 sqft · SingleFamily public records · 25 Days on market

Built 1952 0.93 ac lot $82/sqft · 70% below area

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 3-bath home in Zillah offering 2,364 sq ft of living space with solid structure. Enjoy peace of mind with a metal roof in good condition and a strong, solid foundation. The home features a full basement, good plumbing, and functional electrical system. Cooling is provided by swamp coolers, interior is mostly ready for your finishing touches. A great opportunity to customize and add value in a desirable area. Property sold AS-IS

Key facts

• 0.93 acre lot
• Listed 25 days

Property features AI

Finance

• Other: Lot size about 0.9333 acres
• Financial info: Listing terms include assumable, Conventional, FHA, and VA loan options

Exterior

• Parking: No designated parking
• Utilities: Electric service; Public water; Septic tank sewer
• Home design: Single-family residence; One-story house; Built on lot; Facing information not provided
• Construction: Wood construction; Metal roof
• Exterior features: Wood exterior

Interior

• Kitchen: Kitchen with eating space
• Bedrooms: 4 bedrooms, all on the main level
• Bathrooms: 3 full bathrooms, all on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Single-story layout; Dining room; Living room; Primary bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $12 ($150/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 $169k (13.3% below list).
• Recommended offer: $169k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#224 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Zillah School District (town): math 52% / reading 63% proficiency, ranked #79 of 291 in WA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 46 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $195k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,060 (13.3% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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?
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: 0.87% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $650,548
• List price: $195,000
• Delta: -70.03%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Oak Barrel Ln	0.75mi	4/3.5 (+1)	2,552 (+8%)	24mo	$725,000	$284	21

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-30,793
• Equity at exit: $29,075

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-25,747
• Equity at exit: $16,860

Cash invested: $54,600 (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 98953

• Home prices YoY: -14.9%
• Active inventory: 46
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $12

Break-even live

Break-even rent $1,675

Max offer price $195,000

Occupancy floor 94%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $195,000 Active 25 DOM
2. 2026-06-08
   days on market $195,000 Active 24 DOM
3. 2026-06-08
   days on market $195,000 Active 23 DOM
4. 2026-06-05
   days on market $195,000 Active 21 DOM
5. 2026-06-03
   days on market $195,000 Active 19 DOM
6. 2026-06-02
   days on market $195,000 Active 18 DOM
7. 2026-06-01
   days on market $195,000 Active 17 DOM
8. 2026-05-31
   days on market $195,000 Active 16 DOM
9. 2026-05-08
   listed $210,000 Active
10. 2005-06-14
    soldstatus $90,000

ⓘ 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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,287
• − Mortgage interest: −$10,923
• − Property taxes: −$2,631
• − Insurance: −$975
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$5,673
• Taxable loss: −$3,160
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $908/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: Zillah School District
• NCES district ID: 5310170
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $55,722
• Composite: 51.24/100
• National rank: #3739
• State rank: #79 of 291 in WA

Livability — Zillah

• Score: 72/100
• State rank: #224
• US rank: #6503

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,815

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 0.56)
• Race & ethnicity: White 48% Hispanic / Latino 45% Two or more races 26% Native American 4%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 31%

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: ▼ -59.30%
• Current HPI: 339.7038
• 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

1 event — show timeline

• 2005-06-14 Sold (Public Records) $90,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $2,631 · +5.4% YoY. Source: county tax records.