1170 Cedar Dr · Enumclaw, WA 98022

$75,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 211 Days on market

Manufactured home 55+ age-restricted Built 1977 Good condition $65/sqft · 37% below area Est $120k · 37% under ↓ 14% 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +5.5/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.8

Listing remarks

Welcome to easy living in Mountain Villa Estates, a sought-after 55+ community in Enumclaw offering peaceful surroundings and beautiful mountain views. This move-in ready 2-bedroom, 2-bath home features 1,152 sq ft of thoughtfully updated living space with an open-concept layout designed for comfort and convenience. Recent improvements include laminate flooring, fresh interior paint, updated cabinetry, modern LED lighting, energy-efficient windows with mesh screens, a smart thermostat, and new porch carpeting. The refreshed kitchen includes all appliances and flows seamlessly into the main living areas, making everyday living and entertaining a breeze.

Key facts

• Laminate flooring
• Open layout
• Updated cabinetry

Tags

• PEACEFUL MOUNTAIN VIEWS
• OPEN LAYOUT
• LAMINATE FLOORING
• UPDATED CABINETRY
• MODERN LIGHTING
• SMART THERMOSTAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.3% in Enumclaw — 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 88/100 on livability (#12 in WA, #222 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+; Watch: cost of living D-.
• Enumclaw School District (suburban): math 54% / reading 68% proficiency, ranked #46 of 291 in WA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southwood Elementary School (345 students, 38% FRL); Enumclaw Middle School (509 students, 38% FRL); Enumclaw Sr High School (1,339 students, 28% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 323 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• This rent is only 15% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• King County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $30k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.01% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.39%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $119,980
• List price: $75,000
• Delta: -29.15%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Mountian Villa Loop	0.07mi	2/2.0	1,248 (+8%)	11mo	$90,000	$72	74
806 Pine Dr	0.22mi	2/2.0	1,040 (-10%)	1mo	$105,000	$101	73
1321 Spruce Dr	0.08mi	2/2.0	1,200 (+4%)	22mo	$124,900	$104	71
926 Pine Dr	0.16mi	2/2.0	1,248 (+8%)	11mo	$119,500	$96	70
1936 Pine Cone Ave #87	0.18mi	3/2.0 (+1)	1,296 (+12%)	0mo	$122,000	$94	65
915 Mt Villa Loop	0.19mi	2/2.0	980 (-15%)	1mo	$89,950	$92	65
201 Grand Fir Dr	0.30mi	3/2.0 (+1)	1,188 (+3%)	15mo	$144,000	$121	63
300 Grand Fir Dr	0.26mi	3/2.0 (+1)	1,120 (-3%)	21mo	$189,999	$170	60
943 Pine Dr	0.16mi	3/2.0 (+1)	1,244 (+8%)	17mo	$210,000	$169	60
206 Noble Fir Cir	0.35mi	2/2.0	1,248 (+8%)	12mo	$70,000	$56	59
2150 Oak Ave	0.37mi	3/2.0 (+1)	1,064 (-8%)	11mo	$150,000	$141	56
836 Pine Dr	0.21mi	2/2.0	1,263 (+10%)	23mo	$200,000	$158	56

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 · 4.32% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.56×
• Total profit: $32,681
• Equity at exit: $11,183

10-year hold

• IRR: 43.4%
• Equity multiple: 5.39×
• Total profit: $92,187
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 5 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $139,900 ($110/sqft)
• Median days on market: 79 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -5.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98022

• Rents YoY: 4.3%
• Active inventory: 323
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $672

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $724	-5% $698	+0% $672	+5% $646	+10% $620
Rent	-10% $553	-5% $612	+0% $672	+5% $731	+10% $791
Rate	-1.0pp $710	-0.5pp $691	base $672	+0.5pp $652	+1.0pp $633

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Leos Pl Enumclaw, WA	2.0	1.0	850	$1,825	$2.15	73d	1	0.19mi
141 Leos Pl Enumclaw, WA	2.0	1.0	850	$1,850	$2.18	93d	1	0.19mi
717 Myrtine St Apt D Enumclaw, WA	2.0	1.0	846	$1,875	$2.22	7d	1	0.22mi
653 Myrtine St Unit D Enumclaw, WA	2.0	1.0	850	$1,650	$1.94	7d	1	0.22mi
653 Myrtine St Unit A Enumclaw, WA	2.0	1.0	850	$1,695	$1.99	23d	1	0.22mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	7d	1	0.41mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	31d	1	0.41mi
312 Charwila Ln Enumclaw, WA	2.0	1.0	894	$1,750	$1.96	61d	1	0.52mi
250 Charwila Ln Enumclaw, WA	2.0	1.0	894	$1,750	$1.96	17d	1	0.52mi
750 Watson St N Enumclaw, WA	1.0–2.0	1.0	771	$1,865	$2.42	7d	5	0.55mi
2630 Warner Ave Enumclaw, WA	1.0–2.0	1.0	762	$2,000	$2.62	7d	1	0.61mi
615 Watson St N Unit 617B Enumclaw, WA	2.0	1.0	960	$1,999	$2.08	37d	1	0.63mi
219 Semanski St Enumclaw, WA	2.0	1.0	700	$1,650	$2.36	7d	1	0.73mi
556 Bondgard Ave E Enumclaw, WA	3.0	2.0	1480	$2,995	$2.02	59d	1	0.92mi
1571 Kibler Ave Enumclaw, WA	3.0	2.0	1200	$2,600	$2.17	69d	1	1.01mi
1571 Kibler Ave Enumclaw, WA	3.0	2.0	1200	$2,600	$2.17	7d	1	1.01mi
320 Chinook Ave Enumclaw, WA	2.0	1.0–2.0	831	$1,938	$2.33	7d	8	1.10mi

Listing history 50 events

1. 2026-08-08
   pricedays on market $75,000 Active 211 DOM
2. 2026-08-06
   days on market $85,000 Active 209 DOM
3. 2026-08-05
   days on market $85,000 Active 208 DOM
4. 2026-08-04
   days on market $85,000 Active 207 DOM
5. 2026-08-03
   days on market $85,000 Active 206 DOM
6. 2026-07-31
   days on market $85,000 Active 203 DOM
7. 2026-07-30
   days on market $85,000 Active 201 DOM
8. 2026-07-28
   days on market $85,000 Active 200 DOM
9. 2026-07-26
   days on market $85,000 Active 198 DOM
10. 2026-07-24
    days on market $85,000 Active 196 DOM
11. 2026-07-23
    days on market $85,000 Active 195 DOM
12. 2026-07-22
    days on market $85,000 Active 194 DOM
13. 2026-07-21
    days on market $85,000 Active 193 DOM
14. 2026-07-20
    days on market $85,000 Active 192 DOM
15. 2026-07-18
    days on market $85,000 Active 190 DOM
16. 2026-07-18
    days on market $85,000 Active 189 DOM
17. 2026-07-16
    days on market $85,000 Active 188 DOM
18. 2026-07-15
    days on market $85,000 Active 187 DOM
19. 2026-07-14
    days on market $85,000 Active 186 DOM
20. 2026-07-13
    days on market $85,000 Active 185 DOM
21. 2026-07-13
    days on market $85,000 Active 184 DOM
22. 2026-07-11
    days on market $85,000 Active 183 DOM
23. 2026-07-10
    days on market $85,000 Active 182 DOM
24. 2026-07-10
    remarks 699-char remark
25. 2026-07-10
    days on market $85,000 Active 181 DOM
26. 2026-07-07
    days on market $85,000 Active 180 DOM
27. 2026-07-06
    days on market $85,000 Active 179 DOM
28. 2026-07-06
    days on market $85,000 Active 178 DOM
29. 2026-07-05
    days on market $85,000 Active 177 DOM
30. 2026-07-03
    days on market $85,000 Active 176 DOM
31. 2026-07-02
    days on market $85,000 Active 175 DOM
32. 2026-07-01
    days on market $85,000 Active 174 DOM
33. 2026-06-30
    days on market $85,000 Active 173 DOM
34. 2026-06-29
    days on market $85,000 Active 172 DOM
35. 2026-06-28
    days on market $85,000 Active 171 DOM
36. 2026-06-27
    days on market $85,000 Active 170 DOM
37. 2026-06-26
    days on market $85,000 Active 169 DOM
38. 2026-06-24
    days on market $85,000 Active 167 DOM
39. 2026-06-22
    days on market $85,000 Active 165 DOM
40. 2026-06-21
    days on market $85,000 Active 164 DOM
41. 2026-06-18
    days on market $85,000 Active 161 DOM
42. 2026-06-17
    days on market $85,000 Active 160 DOM
43. 2026-06-16
    days on market $85,000 Active 159 DOM
44. 2026-06-15
    days on market $85,000 Active 158 DOM
45. 2026-06-13
    days on market $85,000 Active 156 DOM
46. 2026-06-09
    days on market $85,000 Active 152 DOM
47. 2026-06-08
    days on market $85,000 Active 151 DOM
48. 2026-06-07
    days on market $85,000 Active 150 DOM
49. 2026-06-04
    days on market $85,000 Active 147 DOM
50. 2026-06-03
    days on market $85,000 Active 146 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,077
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$2,182
• Taxable income: $7,302
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $6,309/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $5,760–$17,280 screening

This updated 2-bedroom, 2-bath home in the Mountain Villa Estates 55+ community offers a good condition with fresh updates and a low-maintenance lifestyle. It is ready for immediate occupancy and can be further enhanced with minor exterior improvements.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Re-graveling the driveway — Improves curb appeal and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Southwood Elementary School Middle Enumclaw Middle School High Enumclaw Sr High School

Schools (NCES district)

• District: Enumclaw School District
• NCES district ID: 5300001
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 68% ▬ 0.00%
• Median HH income: $68,441
• Composite: 55.21/100
• National rank: #2736
• State rank: #46 of 291 in WA

A Composite livability gradescore 88/100

Livability — Enumclaw

• Score: 88/100
• State rank: #12
• US rank: #222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enumclaw, WA
• County: King County · 2,576,485 people
• City population: 22,418
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 22,418
• Household income: $120,406
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 7% of renters

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Population outlook (King County) Hauer SSP2

• Today (2025): 2,576,485 people
• By 2030: 2,803,316 · +8.8%
• By 2040: 3,255,921 · +26.4%
• By 2050: 3,706,444 · +43.9%
• By 2075: 4,746,063 · +84.2%
• By 2100: 5,407,730 · +109.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 9% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 7% Italian 4% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% German/W. Germanic 1%

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Political lean MEDSL · King

• 2024 margin: Solid D (+51.7) · D 74.2% · R 22.5% · Other 3.4%
• 2008→2024 swing: +9.6pp toward D · 2008: 42.1pp · 2024: 51.7pp
• All cycles: 2024: D+51.7 2020: D+52.7 2016: D+50.4 2012: D+39.9 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -605.16%
• Current HPI: 297.9161
• Rent YoY: ▲ 4.32%
• Metro: Seattle-Tacoma-Bellevue, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

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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

-14.3% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $99,000 NWMLS as Distributed by MLS Grid
• 2026-01-08 Listed $105,000 NWMLS as Distributed by MLS Grid
• 2004-04-02 Listed — NWMLS as Distributed by MLS Grid