910 S 25th Ave · Yakima, WA 98902

$202,500

3 bd · 2.0 ba · 1,870 sqft · SingleFamily public records · 11 Days on market

Built 1945 0.25 ac lot $108/sqft · 39% below area Est $332k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• 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

Great location and huge potential. The quarter acre lot has plenty of room for gardens or fun. Nice hardwood floors throughout the main floor. Gridded picture window in the living and dining rooms. Bedrooms are usable, with hardwood floors, good light and nice closets. Kitchen needs work but is located off the dining room and the sink looks over the backyard. Door out kitchen leads to carport and backyard. The basement if partially finished with a rec room, a bedroom wihtout legal egress, a 3/4 bathroom and utility/work area. Some wires have been removed as well as piping. This home is a great opportunity. If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Quarter acre lot
• Rec room
• Utility work area

Tags

• QUARTER ACRE LOT
• HARDWOOD FLOORS
• GRIDDED PICTURE WINDOW
• REC ROOM
• UTILITY WORK AREA

Property features AI

Finance

• Financial info: Listing terms: Cash or rehab loan

Exterior

• Parking: Attached carport with one covered space and one additional uncovered space
• Utilities: Public water; Sewer connected; Natural gas energy source; Electric water heater; Power provided by Pacific Power
• Home design: Single-family residence, one story with basement; Built on lot; Faces east
• Construction: Wood construction; Composition roof; Poured concrete foundation; Property listed as fixer condition
• Exterior features: Wood exterior products

Interior

• Kitchen: Stove/range included
• Bedrooms: Four bedrooms total — three on the main level, one on the lower level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom; One three-quarter bathroom; One bathtub; Two showers
• Heating & cooling: Forced air heating; Forced air cooling with heat pump
• Interior features: Fireplace (wood-burning); Water heater
• Laundry & utility: Water heater located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $49 ($586/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 $182k (9.9% below list).
• Recommended offer: $182k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.3% 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.
• Zoned schools: Nob Hill Elementary School (412 students, 68% FRL); Franklin Middle School (895 students, 82% FRL); Davis High School (2,330 students, 83% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 186 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,353 (9.9% below list)

Questions for the listing agent

1. Built in 1945 — 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: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $331,520
• List price: $202,500
• Delta: -38.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 S 25th Ave	0.07mi	3/2.0	1,774 (-5%)	1mo	$320,000	$180	87
919 S 28th Ave	0.16mi	3/2.0	1,984 (+6%)	2mo	$334,000	$168	80
713 S 24th Ave	0.15mi	3/2.0	2,051 (+10%)	1mo	$383,500	$187	76
3209 Tieton Dr	0.58mi	3/2.5	1,866 (-0%)	4mo	$382,500	$205	67
610 S 25th Ave	0.26mi	3/2.0	2,150 (+15%)	1mo	$439,000	$204	62
2312 W Yakima Ave	0.60mi	4/2.0 (+1)	2,000 (+7%)	3mo	$280,000	$140	53
1116 S 31st Ave	0.50mi	4/2.0 (+1)	1,680 (-10%)	3mo	$379,000	$226	52
1115 S 33rd Ave	0.57mi	3/2.0	1,669 (-11%)	4mo	$365,000	$219	52
608 S 19th Ave	0.45mi	3/1.0	2,128 (+14%)	2mo	$260,000	$122	50
2202 W Logan Ave	0.62mi	4/2.0 (+1)	2,016 (+8%)	3mo	$405,000	$201	50
1205 S 21st Ave	0.47mi	3/1.5	1,597 (-15%)	3mo	$352,000	$220	50
1208 S 28th Ave	0.47mi	4/2.0 (+1)	2,148 (+15%)	0mo	$380,000	$177	48

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: -12.4%
• Equity multiple: 0.54×
• Total profit: $-25,805
• Equity at exit: $30,193

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,779
• Equity at exit: $17,508

Cash invested: $56,700 (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: 186
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$1,062
• Tax from tax record: −$245 /mo · $2,946/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $49

Break-even live

Break-even rent $1,762

Max offer price $202,500

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $106	+0% $49	+5% $-8	+10% $-66
Rent	-10% $-95	-5% $-23	+0% $49	+5% $121	+10% $193
Rate	-1.0pp $151	-0.5pp $100	base $49	+0.5pp $-4	+1.0pp $-57

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: $50,625
• Closing costs: $6,075
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1518 S 24th Ave Yakima, WA	4.0	2.5	2250	$2,000	$0.89	22d	1	0.76mi
1900 W Mead Ave #1 Yakima, WA	3.0	2.0	1350	$2,050	$1.52	22d	1	0.79mi
2600 Racquet Ln #4 Yakima, WA	3.0	2.5	1422	$2,200	$1.55	45d	1	0.98mi
910 S 42nd Ave Yakima, WA	3.0	2.0	1372	$1,750	$1.28	15d	1	1.09mi
511 N 22nd Ave Yakima, WA	4.0	2.5	2396	$2,150	$0.90	45d	1	1.26mi
1106 Spokane St Yakima, WA	3.0	1.0	1400	$1,795	$1.28	22d	1	1.43mi

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-03
   listed $202,500 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: $2,946 · $245/mo
• Projected year-2 tax: $2,946 · $245/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 7/10 Severe
• 🌡 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: $21,882
• − Mortgage interest: −$11,343
• − Property taxes: −$2,946
• − Insurance: −$1,012
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$5,891
• Taxable loss: −$2,811
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $1,260/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

2 events — show timeline

• 2026-05-15 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-03 Listed $202,500 NWMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2026): $2,946 · +4.5% YoY. Source: county tax records.