8301 Tieton Dr #81 · Yakima, WA 98908

$129,000

2 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 16 Days on market

Built 1972 $94/sqft · 24% above area Est $104k · 24% over

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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 +9.0/10.0
• Schools +5.5/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

West Valley's Mobile Manor Estate Unit #81 is a great home. This is a 2 bedroom, 2 bathroom in a spacious 1368 sq. ft. interior. It's a well maintenance home ready for move in. Both sides of the home have a covered deck for sitting and entertaining guests. There's a nice clubhouse to gather inside with a kitchen, reading room, pool table, exercise room and fireplace for winter gatherings. Additionally there's an outside space with a beautiful pool. The lot rent includes water, sewer, snow removal, irrigation, and pool & clubhouse use. Park owners are putting in a gate to make the park a gated community. Park approval must be given by Mobile Manor Estate as well as pet approval.

Key facts

• 2 garage spots
• Community pool
• Built 1972

Property features AI

Finance

• HOA & community: Gated community; Community pool; Senior community

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer connected
• Home design: Manufactured home; Residential property; MFG on leased land; Above-grade finished area 1,368
• Construction: Metal siding; Metal roof
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Dryer; Range; Refrigerator; Washer; Oven
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• West Valley School District (Yakima) (urban): math 58% / reading 65% proficiency, ranked #47 of 291 in WA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.5%/yr); 326 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $892 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 + 6.5% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $72k; list at $129k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
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: 1.40% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $104,424
• List price: $129,000
• Delta: 23.54%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 S 82nd Ave	0.10mi	3/2.0 (+1)	1,302 (-5%)	7mo	$310,000	$238	77
307 S 76th Ave	0.47mi	3/2.0 (+1)	1,440 (+5%)	0mo	$361,000	$251	64
8801 Alpine Ct	0.42mi	3/2.0 (+1)	1,444 (+6%)	4mo	$380,000	$263	63
424 S 81st Ave	0.20mi	3/2.0 (+1)	1,542 (+13%)	3mo	$375,000	$243	62
8401 Summitview Ave	0.39mi	3/2.0 (+1)	1,452 (+6%)	6mo	$365,000	$251	61
213 S 76th Ave	0.50mi	3/2.0 (+1)	1,266 (-8%)	1mo	$360,000	$284	58
315 S 76th Ave	0.45mi	3/2.0 (+1)	1,474 (+8%)	3mo	$367,000	$249	58
107 N 90th Ave	0.51mi	3/2.0 (+1)	1,491 (+9%)	0mo	$405,000	$272	56
9503 W Walnut St	0.70mi	3/2.0 (+1)	1,388 (+2%)	6mo	$335,000	$241	55
913 S 77th Ave	0.62mi	3/2.0 (+1)	1,432 (+5%)	6mo	$410,000	$286	53
8207 Westbrook Ave	0.52mi	3/2.0 (+1)	1,533 (+12%)	3mo	$399,900	$261	48
1007 S 79th Ave	0.67mi	3/1.0 (+1)	1,200 (-12%)	3mo	$313,500	$261	37

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.55×
• Total profit: $19,790
• Equity at exit: $19,234

10-year hold

• IRR: 24.6%
• Equity multiple: 3.49×
• Total profit: $89,949
• Equity at exit: $11,154

Cash invested: $36,120 (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 98908

• Rents YoY: 6.5%
• Active inventory: 326
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $537

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 65%

Sensitivity live

Price	-10% $626	-5% $581	+0% $537	+5% $492	+10% $447
Rent	-10% $394	-5% $465	+0% $537	+5% $608	+10% $679
Rate	-1.0pp $602	-0.5pp $569	base $537	+0.5pp $503	+1.0pp $469

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7410 W Walnut St Yakima, WA	3.0	2.0	1800	$2,150	$1.19	44d	1	0.55mi
407 N 75th Ave Yakima, WA	3.0	2.0	1444	$1,950	$1.35	44d	1	0.92mi
123 N 66th Ave Yakima, WA	2.0	1.5	900	$1,725	$1.92	21d	1	1.16mi
7221 Willow Pl Yakima, WA	2.0	1.0	950	$1,400	$1.47	44d	1	1.26mi
7209 Willow Ct Yakima, WA	2.0	1.0	950	$1,400	$1.47	21d	1	1.27mi
7116 W Mead Ave Unit 2 Yakima, WA	3.0	2.5	1623	$1,945	$1.20	44d	1	1.39mi

Listing history 9 events

1. 2026-05-08
   listed $129,000 Active 1451-char remark
2. 2024-10-31
   listed $99,900 Active
3. 2024-02-09
   soldstatus $72,500 Closed

   Show marketing remark (692 chars)

   West Valley's Mobile Manor Estate Unit #81 is a great home. This is a 2 bedroom, 2 bathroom in a spacious 1368 sq. ft. interior. It's a well maintenance home ready for move in. Both sides of the home have a covered deck for sitting and entertaining guests. There's a nice clubhouse to gather inside with a kitchen, reading room, pool table, exercise room and fireplace for winter gatherings. Additionally there's an outside space with a beautiful pool. The lot rent includes water, sewer, snow removal, irrigation, and pool & clubhouse use. Park owners are putting in a gate to make the park a gated community. Park approval must be given by Mobile Manor Estate as well as pet approval.

4. 2024-02-01
   status Pending

   Show marketing remark (692 chars)

   West Valley's Mobile Manor Estate Unit #81 is a great home. This is a 2 bedroom, 2 bathroom in a spacious 1368 sq. ft. interior. It's a well maintenance home ready for move in. Both sides of the home have a covered deck for sitting and entertaining guests. There's a nice clubhouse to gather inside with a kitchen, reading room, pool table, exercise room and fireplace for winter gatherings. Additionally there's an outside space with a beautiful pool. The lot rent includes water, sewer, snow removal, irrigation, and pool & clubhouse use. Park owners are putting in a gate to make the park a gated community. Park approval must be given by Mobile Manor Estate as well as pet approval.

5. 2023-12-04
   price $77,500

   Show marketing remark (692 chars)

   West Valley's Mobile Manor Estate Unit #81 is a great home. This is a 2 bedroom, 2 bathroom in a spacious 1368 sq. ft. interior. It's a well maintenance home ready for move in. Both sides of the home have a covered deck for sitting and entertaining guests. There's a nice clubhouse to gather inside with a kitchen, reading room, pool table, exercise room and fireplace for winter gatherings. Additionally there's an outside space with a beautiful pool. The lot rent includes water, sewer, snow removal, irrigation, and pool & clubhouse use. Park owners are putting in a gate to make the park a gated community. Park approval must be given by Mobile Manor Estate as well as pet approval.

6. 2023-09-08
   status Active

   Show marketing remark (692 chars)

   West Valley's Mobile Manor Estate Unit #81 is a great home. This is a 2 bedroom, 2 bathroom in a spacious 1368 sq. ft. interior. It's a well maintenance home ready for move in. Both sides of the home have a covered deck for sitting and entertaining guests. There's a nice clubhouse to gather inside with a kitchen, reading room, pool table, exercise room and fireplace for winter gatherings. Additionally there's an outside space with a beautiful pool. The lot rent includes water, sewer, snow removal, irrigation, and pool & clubhouse use. Park owners are putting in a gate to make the park a gated community. Park approval must be given by Mobile Manor Estate as well as pet approval.

7. 2023-08-31
   status Pending

   Show marketing remark (692 chars)

   West Valley's Mobile Manor Estate Unit #81 is a great home. This is a 2 bedroom, 2 bathroom in a spacious 1368 sq. ft. interior. It's a well maintenance home ready for move in. Both sides of the home have a covered deck for sitting and entertaining guests. There's a nice clubhouse to gather inside with a kitchen, reading room, pool table, exercise room and fireplace for winter gatherings. Additionally there's an outside space with a beautiful pool. The lot rent includes water, sewer, snow removal, irrigation, and pool & clubhouse use. Park owners are putting in a gate to make the park a gated community. Park approval must be given by Mobile Manor Estate as well as pet approval.

8. 2023-08-22
   listed $99,500 Active

   Show marketing remark (692 chars)

   West Valley's Mobile Manor Estate Unit #81 is a great home. This is a 2 bedroom, 2 bathroom in a spacious 1368 sq. ft. interior. It's a well maintenance home ready for move in. Both sides of the home have a covered deck for sitting and entertaining guests. There's a nice clubhouse to gather inside with a kitchen, reading room, pool table, exercise room and fireplace for winter gatherings. Additionally there's an outside space with a beautiful pool. The lot rent includes water, sewer, snow removal, irrigation, and pool & clubhouse use. Park owners are putting in a gate to make the park a gated community. Park approval must be given by Mobile Manor Estate as well as pet approval.

9. 1988-07-28
   soldstatus $16,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,692
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$3,753
• Taxable income: $4,663
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $5,320/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: West Valley School District (Yakima)
• NCES district ID: 5309720
• Math proficiency: 58% ▼ -1.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $61,876
• Composite: 54.99/100
• National rank: #2784
• State rank: #47 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): 38,060
• Household income: $84,197
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1265.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 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: ▼ -337.28%
• Current HPI: 258.8688
• Rent YoY: ▲ 6.45%
• 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

+701.2% since first listed

10 events — show timeline

• 2026-05-24 Pending — YAMLS
• 2026-05-08 Listed $129,000 YAMLS
• 2024-10-31 Listed $99,900 YAMLS
• 2024-02-09 Sold (MLS) $72,500 YAMLS
• 2024-02-01 Pending — YAMLS
• 2023-12-04 Price Changed $77,500 YAMLS
• 2023-09-08 Relisted — YAMLS
• 2023-08-31 Pending — YAMLS
• 2023-08-22 Listed $99,500 YAMLS
• 1988-07-28 Sold (Public Records) $16,100 Public Records

Property tax history

-7.4%/yr

Latest (2026): $40 · -7.4% YoY. Source: county tax records.