1201 W Washington Ave #15 · Yakima, WA 98903

$128,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 86 Days on market

Built 2015 $103/sqft · 95% above area ↓ 22% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in an all-ages community, this 2015-built home offers 3 bedrooms, 2 baths, and spacious bedroom closets. With a modern layout and comfortable living space, it's the perfect place to call home!

Key facts

• Built 2015
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 172 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $885 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.36% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.95%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $65,640
• List price: $128,000
• Delta: 95.00%
• Verdict: OVERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 S 13th Ave	0.27mi	3/1.5	1,232 (-1%)	8mo	$330,000	$268	77
1306 W Washington Ave	0.08mi	2/1.0 (-1)	1,147 (-8%)	3mo	$165,000	$144	72
1610 Queen Ave	0.29mi	2/1.0 (-1)	1,210 (-3%)	4mo	$265,000	$219	69
1504 Queen Ave	0.44mi	4/1.5 (+1)	1,232 (-1%)	4mo	$325,900	$265	67
1801 Pleasant Ave	0.23mi	3/1.0	1,376 (+10%)	2mo	$300,000	$218	66
1318 S 11th Ave	0.64mi	3/2.0	1,239 (-1%)	4mo	$322,000	$260	66
1103 Whatcom St	0.28mi	3/1.0	1,092 (-12%)	6mo	$257,000	$235	57
501 Whatcom St	0.72mi	3/1.0	1,216 (-3%)	8mo	$275,000	$226	52
1412 S 18th Ave	0.58mi	3/1.0	1,120 (-10%)	2mo	$270,000	$241	50
1024 Woodland Ave	0.40mi	2/1.0 (-1)	1,096 (-12%)	5mo	$265,000	$242	48
1519 Cornell Ave	0.69mi	2/1.0 (-1)	1,342 (+8%)	7mo	$288,000	$215	40
1318 S 18th Ave	0.67mi	2/1.5 (-1)	1,424 (+14%)	3mo	$285,000	$200	36

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $17,164
• Equity at exit: $19,085

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $63,650
• Equity at exit: $11,067

Cash invested: $35,840 (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 98903

• Home prices YoY: -21.8%
• Active inventory: 172
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$671
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $596

Break-even live

Break-even rent $988

Max offer price $128,000

Occupancy floor 61%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	21d	1	0.23mi
809 W Washington Ave Yakima, WA	2.0	2.0	1264	$1,595	$1.26	13d	1	0.42mi
1900 W Mead Ave #1 Yakima, WA	3.0	2.0	1350	$2,050	$1.52	21d	1	0.54mi
1912 W Mead Ave #1 Yakima, WA	3.0	2.0	1204	$1,795	$1.49	21d	1	0.56mi
1418 Cornell Ave Yakima, WA	3.0	1.0	1000	$1,800	$1.80	44d	1	0.72mi
2600 Racquet Ln #4 Yakima, WA	3.0	2.5	1422	$2,200	$1.55	44d	1	0.81mi
1401 S 4th Ave Unit 1 Yakima, WA	3.0	2.0	1320	$1,495	$1.13	21d	1	0.95mi
1606 S 1st Ave Unit 1 Yakima, WA	2.0	1.0	911	$1,250	$1.37	13d	1	0.98mi
1117 S 22nd Ave Yakima, WA	2.0	1.0	775	$1,300	$1.68	13d	1	0.98mi
1917 Landon Ave Union Gap, WA	3.0	2.0	1400	$2,100	$1.50	44d	1	1.05mi
1512 Landon Ave Unit 1 Yakima, WA	3.0	1.0	1200	$1,500	$1.25	21d	1	1.07mi
2212 S 1st Ave Unit 1-3 Union Gap, WA	3.0	2.0	1200	$1,900	$1.58	13d	1	1.07mi
Samantha Ct Union Gap, WA	3.0	2.5	1437	$1,900	$1.32	21d	1	1.16mi
708 S 20th Ave Yakima, WA	2.0	1.0	885	$1,100	$1.24	44d	1	1.34mi
808 S 2nd Ave Unit A Yakima, WA	3.0	2.0	1133	$1,495	$1.32	44d	1	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $128,000 Active 86 DOM
2. 2026-06-18
   days on market $128,000 Active 85 DOM
3. 2026-06-17
   days on market $128,000 Active 84 DOM
4. 2026-06-16
   days on market $128,000 Active 83 DOM
5. 2026-06-15
   days on market $128,000 Active 82 DOM
6. 2026-06-14
   days on market $128,000 Active 80 DOM
7. 2026-06-13
   days on market $128,000 Active 79 DOM
8. 2026-06-10
   days on market $128,000 Active 77 DOM
9. 2026-06-09
   days on market $128,000 Active 76 DOM
10. 2026-06-08
    days on market $128,000 Active 75 DOM
11. 2026-06-07
    days on market $128,000 Active 74 DOM
12. 2026-06-05
    days on market $128,000 Active 71 DOM
13. 2026-06-03
    days on market $128,000 Active 70 DOM
14. 2026-06-02
    days on market $128,000 Active 69 DOM
15. 2026-06-01
    days on market $128,000 Active 68 DOM
16. 2026-05-31
    days on market $128,000 Active 67 DOM
17. 2026-05-30
    days on market $128,000 Active 66 DOM
18. 2026-03-25
    listed $128,000 Active 200-char remark

    Show marketing remark (200 chars)

    Located in an all-ages community, this 2015-built home offers 3 bedrooms, 2 baths, and spacious bedroom closets. With a modern layout and comfortable living space, it's the perfect place to call home!

19. 2025-12-01
    price $130,000
20. 2025-03-13
    price $145,000
21. 2025-02-12
    price $164,500
22. 2025-02-07
    listed $165,000 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: $668 · $56/mo
• Projected year-2 tax: $1,254 · $105/mo
• Expected delta: +$586/yr (+$49/mo · 87.8%)

ⓘ 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 8/10 Severe
• 🌡 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: $20,901
• − Mortgage interest: −$7,170
• − Property taxes: −$668
• − Insurance: −$640
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$3,724
• Taxable income: $5,355
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $5,864/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
• City population: 115,918
• Population (ZIP): 19,010

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 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 19% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 33% Other Asian/Pacific 1% Other Indo-European 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: ▼ -83.90%
• Current HPI: 300.5753
• 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

-22.4% since first listed

5 events — show timeline

• 2026-03-25 Listed $128,000 YAMLS
• 2025-12-01 Price Changed $130,000 YAMLS
• 2025-03-13 Price Changed $145,000 YAMLS
• 2025-02-12 Price Changed $164,500 YAMLS
• 2025-02-07 Listed $165,000 YAMLS

Property tax history

+0.8%/yr

Latest (2026): $668 · -9.3% YoY. Source: county tax records.