Yakima County, WA: 14 Homes on Contiguous Parcels Totaling 16.9± Acres in Cowiche & Tieton

 

Seize the opportunity to own a home or rental property with land, just 12 miles northwest of downtown Yakima, nestled between the towns of Tieton and Cowiche. Located on two adjacent streets off Naches Heights Rd, this offering includes 14 contiguous parcels, each improved with a residential structure—primarily mobile homes. 

Positioned in the scenic Naches Heights AVA, the properties boast sweeping mountain views and a rich agricultural setting known for orchards and vineyards. Though technically in the town of Tieton, all parcels carry Cowiche mailing addresses.

Flexible Use Potential:

Current Income:

Surrounding two adjacent streets, this is a rare chance to acquire an established neighborhood footprint with multiple exit strategies. Ideal for redevelopment, expansion, or long-term hold, this assemblage is in an area seeing growth in agriculture, wine, and the arts.

 

Bidding Starts to Close: Tuesday, May 20, 2025, at 10 AM PT
Location: 14 Residential Rental Properties off Naches Heights Rd., Cowiche, WA 98923

 

Sale Manager: Austin McRoberts, 404-500-6628 or Austin@AMCbid.com
Contacto en Español: Carla Mardonez, WhatsApp +5492974720912 or Carla@AMCbid.com

 

Terms: Proof of Funds Required to Bid, 10% Buyer’s Premium added to winning bid to determine sale price, Earnest Money Deposit 10% of Purchase Price, 2% Broker Co-op, close in 30 days.

Just twelve miles northwest of downtown Yakima in south-central Washington, the neighborhood is situated within the Columbia Valley, in the foothills of the Cascade Mountains, and on the border between the towns of Tieton and Cowiche.

 

The community is located in the Naches Heights American Viticultural Area (AVA), known for its apple orchards, wine grapes vineyards, and agricultural heritage. Located four miles south of the town of Naches and at the foot of Mount Clemans, these properties have mountain views in most directions. Four miles northwest, Tieton is a smaller town with a thriving arts scene, apple distribution, and a growing wine industry.

 

Technically in the town of Tieton, but with Cowiche mailing addresses, these 14 parcels all have a residential structure of some sort, primarily being mobile homes. Ranging from $925 to $500 in monthly rent, the current rent roll of $6,550 is collected on 10 occupied mobile homes with month-to-month verbal leases.

 

 

1,096±SF 3BR/ 1BA Home and 800±SF 2BR/ 1BA Second Structure on 0.77± Acre at 8831 Naches Heights Rd.

Single Wide 840±SF 2BR/ 1BA Mobile Home with 1,680±SF 4-Car Garage on 0.90± Acre at 8851 Naches Heights Rd.

 

Double Wide 1,323±SF 3BR/ 2BA Mobile Home on 1± Acre

 

Double Wide 1,107±SF 3BR/ 2BA Mobile Home on 1± Acre

 

Single Wide 784±SF 2BR/ 1BA Mobile Home on 1.14± Acre

 

Single Wide 1BR/ 1BA Mobile Home on 1.54± Acre

 

Single Wide 672±SF 2BR/ 1BA Mobile Home on 1.27± Acre

 

Single Wide 924±SF 2BR/ 1BA Mobile Home on 1.01± Acre

 

Double Wide 1,248±SF 3BR/ 2BA Manufactured Home on 1.79± Acre

 

2,632±SF Utility Building & Single Wide 854±SF 2BR/ 1BA Mobile Home on 1.63± Acre

 

Single Wide Mobile Home on 0.68± Acre

 

Double Wide 1,782±SF 4BR/ 2BA Mobile Home with Large Outbuilding on 2.16± Acres

 

Single Wide 2BR/ 1BA Mobile Home on 1.00± Acre

 

Single Wide 1,020±SF 2BR/ 1BA Mobile Home on 1.01± Acre

 

 

Auction Management Corporation Auction WA License #22013210
In cooperation with Windermere Real Estate, a Washington broker
 

All registrations must be completed online at our website before the auction.

Last-minute registration is not guaranteed to be processed, and it is recommended to provide all documentation 24 hours in advance of the auction deadline. There will be NO opportunity for a post-auction property inspection or due diligence period prior to closing.​

​ ​AUCTION INFORMATION: All available material and updates are posted on our website. Due diligence materials, Auction Purchase and Sale Agreement, Broker Registration forms, and other information may be obtained by calling 404-500-6628 or by visiting the website.
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BUYER'S PREMIUM: The properties will be sold with a 10% Buyer's Premium. The bid amount plus the Buyer's Premium equals the final purchase price. For example, A $100,000 bid, plus the Buyer's Premium of $10,000, equals the Final Purchase Price of $110,000.
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​CONDUCT OF THE AUCTION: The auction ends when the highest bid is recognized by the auctioneer. Bid increments and bidding methodology are subject to change at the auctioneer's sole discretion.
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EXTENDED BIDDING: This auction uses an extended bidding feature. Any bid within the last 5 minutes of bidding (on Tuesday, May 20, 2025, at 10 AM PT) causes an automatic 5-minute extension of the bidding. When 5 minutes pass with no more bidding, bidding will close with the high bidder being declared the winner.
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​EARNEST MONEY REQUIREMENT: Winning online bidder (Buyer) must deliver an Earnest Money Deposit via wire transfer immediately following the auction (See Auction PSA), in the amount of 10% of the Purchase Price (calculated by adding the high bid amount plus a 10% Buyer's Premium). Escrow Agent, Fidelity Title Company, is also the Closing Agent. The balance will be paid in full at closing. The successful bidder (Buyer) will be notified immediately following the closing of the auction and emailed the PSA to sign and return.
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ESCROW AND CLOSING AGENT: Fidelity Title Company will order the Title Commitment, which will be posted to AMCbid's website, and will serve as the basis for conveyance of title to the Buyer. Fidelity Title Company will act as Escrow Agent and be reimbursed for that service by the Buyer at closing, as well as being reimbursed by Buyer for the Title Commitment. Fidelity Title Company: 117 N. 4th St. Yakima, WA 98901, 509-248-6210. Katelyn Dexter for Escrow and Closing Officer, 509-248-6210 ext. 126, katelyn@fstitleco.com and Yvonne Munson for Title Officer, 509-248-6210 ext. 122, yvonne@fstitleco.com
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PURCHASING AND CLOSING: The Buyer shall execute an Auction Purchase and Sale Agreement ("Auction PSA") for the property immediately after being declared the successful bidder by Auctioneer. A form Auction PSA is available on our website and at the auction site prior to the auction. The Auction PSA, which Buyer must sign at the auction, contains an acknowledgment that Buyer has inspected the property prior to the auction, is relying solely on his/her inspection, and is purchasing the property As-Is with all faults and without reliance on any warranty of any kind whatsoever. NO CHANGES WILL BE MADE TO SAID AUCTION PSA OR ANY EXHIBITS ATTACHED THERETO, AND BUYER WILL BE OBLIGATED TO EXECUTE AND DELIVER SAID AUCTION PSA ON AUCTION DAY. Provided, however, Seller reserves the right to modify or amend said Auction PSA, to complete blank sections, to attach appropriate exhibits, and to comply with state and local laws as may be enacted or amended from time to time. Earnest Money Deposits must be in the form of wire transfers only. Closing must occur by June 18, 2025. This deadline must be met unless extended in writing by mutual consent of the parties. The balance of the purchase price will be paid in full at closing. Buyer not closing within the contractual time period to close will forfeit his/ her Earnest Money Deposit. Escrow Agent, Fidelity Title Company is Closing Agent.
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FINANCING: Please note that financing is NOT a contingency of this transaction. Because financing is NOT a contingency, all potential bidders must make certain in advance that they are capable of obtaining the necessary financing to close the transaction.
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PLATS/SKETCHES/DRAWINGS AND PHOTOS: These are not to be relied on. Existing legal descriptions are not guaranteed for complete accuracy. All acreage and dimensions are approximate and could be subject to change upon an actual field survey. All stakes, signs, or flags indicating boundaries or location are for general location purposes only and are not to be construed as precise property corners.
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​EASEMENTS: All property sold is subject to recorded easements which include existing roads and planned roads, power line and other utility easements, ingress and egress easements, and other easements of record.
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BROKER PARTICIPATION INVITED: A broker commission of 2% of winning bid will be paid to the properly licensed broker whose prospect purchases and closes on the real estate. To qualify for a commission, the Broker must register by mail, email, or hand deliver the prospect's name and address on the Broker Registration form available as a download at the AMC website listing, prior to bidder registration. The form must be signed by the prospect and the Broker, and must be received at the office of Auction Management Corporation no later than 24 hours prior to the published auction bid deadline. Commissions to be paid only upon closing. A Broker cannot act as a principal and a broker on the same transaction. A Broker cannot represent an immediate family member.
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BUYER'S NOTE: Auctioneer reserves the right to add or delete property from this auction or to alter the order of sale from that published herein. Failure to inspect property prior to auction does not relieve Buyer of contractual obligations of purchase. Property sells As Is - Where Is with no warranties expressed or implied. 10% Buyer’s Premium will be held by Escrow Agent on Seller's behalf as a part of the 10% Earnest Money Deposit and will be paid by Seller to Auctioneer at Closing. No other closing expenses will be paid by Seller. All other closing costs, including but not limited to escrow fees, survey (if Buyer opts for one, although closing will not be extended while waiting for a survey), title examination, title insurance, transfer taxes, 100% of closing fees charged by the Closing Agent, loan closing costs, and Buyer's attorney fees are at the expense of the Buyer.
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​Information was gathered from reliable sources and is believed to be correct as of the date this material is published. However, this information has not been independently verified by Sellers or Auctioneers. Its accuracy is not warranted in any way. There is no obligation on the part of Sellers or Auctioneer(s) to update this information. ALL ANNOUNCEMENTS MADE AT THE AUCTION TAKE PRECEDENCE OVER ALL ADVERTISING. Auctioneer is providing Internet bidding as a service to Buyers using a third-party bidding system. Under no circumstances shall Buyer hold Auctioneer or Seller liable for system failures resulting in Buyer's bid not being properly submitted. The Seller does not have any liabilities whatsoever for any oral or written representations, warranties or agreements relating to the property except as expressly set forth in the Auction PSA. There is no obligation on the part of the Seller to accept any backup bids in the event the high bid falls through. Please note that unless specifically noted otherwise, Auctioneer represents the Seller only.
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​HOLD HARMLESS: All parties hereby covenant and agree to: (1) indemnify and hold Holder harmless from and against all claims, injuries, suits and damages arising out of the performance by Holder of its duties; (2) not to sue Holder for any decision of Holder to disburse earnest money in accordance with this Agreement. Refer to PSA for full details on Hold Harmless, to include, but not limited to:
​ In further consideration of Purchaser’s purchase of the property, Purchaser waives any and all causes of action against Seller, its agents and all other persons or companies acting on behalf of the Seller with regard to the Property and any and all defects therein or thereon as it is the parties' intentions that the Purchaser rely solely on Purchaser’s examination and inspection of the Property and Purchaser’s advisors and not on the Seller. Said defects may include, but are not limited to: (a) the habitability of the Property, or condition of the Property for Purchaser’s intended use or for any use whatsoever; (b) the presence or absence of asbestos, mold, or other hazardous or toxic substances on the Property; (c) the presence or absence of lead-based paint on or about the Property; (d) whether or not the Property complies with any applicable building, zoning, fire or housing code provisions, governmental laws or regulations, or any required permits; (e) the location of the Property’s boundaries and the presence or absence of encroachments upon the Property; (f) whether the Property is served by a public water main, public sewer main, or other utilities and the condition thereof and the access thereto; (g) the condition of a domestic water well, if any, or septic system, if any, access thereto and compliance thereof with applicable government requirements; (h) the presence or absence of underground heating oil tanks or petroleum based contaminants; (i) lot size, dimension or square footage of the Property; (j) foundation defects, roof defects, sink holes, dry rot, defects in plumbing, heating, and electrical systems, (k) any defective appliances or personal property included in the sale; (l) adverse possession and prescriptive easement claims against the Property regardless of any warranty contained in a deed from Seller; (m) leases to the Property, oral or written, and the rights of tenants under such leases; and (n) any other matter relating to the Property or the Property’s condition. This paragraph shall survive closing of the sale.
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RIGHT OF REMOVAL: Auctioneer reserves the right to remove any person from the auction site and to refuse that individual’s bid, whether offered live, by proxy, or by the Internet