81 Laurel Ln · Ronald, WA 98922

$289,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 95 Days on market

Built 2003 0.56 ac lot

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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).

• Cash flow +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

* RECENTLY REDUCED-BEST VALUE IN THE AREA. Discover the perfect blend of Mountain serenity and outdoor adventure with this charming 2-bedroom, 2-bathroom manufactured home. Nestled on a spacious half-acre lot, this 2003-built residence offers the quiet escape you've been dreaming of, with all the perks of the Cascade lifestyle right at your doorstep. Enjoy a sprawling, partially fenced 0.5 acre lot perfect for weekend BBQ's, gardening, or letting the dogs roam. Conveniently located only 10 minutes from Suncadia Resort, giving you easy access to world-class golfing, upscale dining, and spa amenities. Whether it's hiking, fishing, snowmobiling, biking, you are positioned in the heart of Washi

Key facts

• Partially fenced lot
• Spa amenities
• Upscale dining

Tags

• SPACIOUS HALF-ACRE LOT
• PARTIALLY FENCED LOT
• UPSCALE DINING
• SPA AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $289k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/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 $288k (0.5% below list).
• Recommended offer: $263k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#583 in WA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B+; Watch: health & safety C-, schools D+, amenities F.
• Cle Elum-Roslyn School District (town): math 45% / reading 60% proficiency, ranked #126 of 291 in WA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 492 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 433 units permitted in Kittitas County in 2024 (23 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Kittitas County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $289k implies a 726% 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 $262,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-16,487
• Equity at exit: $43,091

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $24,489
• Equity at exit: $24,987

Cash invested: $80,920 (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 98922

• Home prices YoY: -32.3%
• Active inventory: 492
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,875 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $478

Break-even live

Break-even rent $2,270

Max offer price $289,000

Occupancy floor 78%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Hundley Rd Cle Elum, WA	2.0	2.0	1200	$2,875	$2.40	12d	1	0.99mi

Listing history 19 events

1. 2026-06-19
   days on market $289,000 Active 95 DOM
2. 2026-06-18
   days on market $289,000 Active 94 DOM
3. 2026-06-17
   days on market $289,000 Active 93 DOM
4. 2026-06-16
   days on market $289,000 Active 92 DOM
5. 2026-06-15
   days on market $289,000 Active 91 DOM
6. 2026-06-14
   days on market $289,000 Active 89 DOM
7. 2026-06-12
   days on market $289,000 Active 88 DOM
8. 2026-06-09
   days on market $289,000 Active 85 DOM
9. 2026-06-08
   days on market $289,000 Active 84 DOM
10. 2026-06-07
    days on market $289,000 Active 83 DOM
11. 2026-06-05
    days on market $289,000 Active 80 DOM
12. 2026-06-03
    days on market $289,000 Active 79 DOM
13. 2026-06-02
    days on market $289,000 Active 78 DOM
14. 2026-06-01
    days on market $289,000 Active 77 DOM
15. 2026-05-31
    days on market $289,000 Active 76 DOM
16. 2026-05-30
    days on market $289,000 Active 75 DOM
17. 2026-04-29
    price $289,000
18. 2026-03-16
    listed $299,000 Active
19. 2002-06-04
    soldstatus $35,000

ⓘ 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: $1,891 · $158/mo
• Projected year-2 tax: $2,832 · $236/mo
• Expected delta: +$941/yr (+$78/mo · 49.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 20 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,500
• − Mortgage interest: −$16,188
• − Property taxes: −$1,891
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − Depreciation: −$8,407
• Taxable income: $1,048
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $5,481/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: Cle Elum-Roslyn School District
• NCES district ID: 5301350
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $49,561
• Composite: 46.7/100
• National rank: #5248
• State rank: #126 of 291 in WA

Livability — Ronald

• Score: 48/100
• State rank: #583
• US rank: #26012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,915

Population outlook (Kittitas County) Hauer SSP2

• Today (2025): 48,605 people
• By 2030: 51,628 · +6.2%
• By 2040: 57,361 · +18.0%
• By 2050: 63,241 · +30.1%
• By 2075: 79,310 · +63.2%
• By 2100: 94,769 · +95.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 13% Lithuanian 5% Portuguese 4%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Kittitas

• 2024 margin: R (+14.6) · D 41.1% · R 55.7% · Other 3.2%
• 2008→2024 swing: -6.5pp toward R · 2008: -8.1pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.2 2016: R+14.5 2012: R+12.6 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.04%
• Current HPI: 219.8787
• 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

+725.7% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $289,000 NWMLS as Distributed by MLS Grid
• 2026-03-16 Listed $299,000 NWMLS as Distributed by MLS Grid
• 2002-06-04 Sold (Public Records) $35,000 Public Records

Property tax history

+18.7%/yr

Latest (2026): $1,891 · +4.3% YoY. Source: county tax records.