1304 Icicle Pl #47 · Wenatchee, WA 98801

$159,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 8 Days on market

Built 1990 Est $176k · 9% under

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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
• ARV discount +11.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredibly nice, manufactured home!! Warm colors throughout. Skylight in the light and bright kitchen with lots of cabinets and counters. 3 bedrooms--one converted to an office. Primary suite with all the right amenities with both tub and shower. Covered patio for wonderful gathering times. Large garage space to keep your car covered and snow free in the winter and cool in the summer.

Key facts

• Covered patio
• Skylight in kitchen
• Garage

Tags

• SKYLIGHT IN KITCHEN
• COVERED PATIO
• CONVERTED TO AN OFFICE
• PRIMARY SUITE AMENITIES

Property features AI

Finance

• Financial info: Listing terms: Cash
• HOA & community: Park name: Twin Peaks; Park includes clubhouse; Park approved for sale; Senior exemption applies; Pets allowed — see remarks; Land lease of $888

Exterior

• Parking: Individual garage (has garage)
• Utilities: Electric energy source; Public water (Chelan PUD); Public sewer (City of Wenatchee); Power provided by Chelan PUD; Electric water heater
• Home design: Manufactured home (double wide); One story; East-facing entry
• Construction: Wood construction; Composition roof; Concrete perimeter foundation; Manufactured after 06/15/1976
• Exterior features: Wood exterior; Landscaped; Patio/porch/deck; Paved and secluded lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms (2 tubs, 2 showers)
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Water heater; Has a view
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.4% vs local median 2.9% in Wenatchee — 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 72/100 on livability (#211 in WA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, amenities B; Watch: crime C-, commute F.
• Wenatchee School District (urban): math 38% / reading 54% proficiency, ranked #175 of 291 in WA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lewis And Clark Elementary Sch (430 students, 66% FRL); Wenatchee High School (2,076 students, 56% FRL).
• Market conditions: Rents flat; 326 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 762 units permitted in Chelan County in 2024 (377 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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 $5k of value loss. Plan a longer hold.
• Chelan County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.41% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $175,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 Twin Peaks Dr	0.06mi	2/2.0 (-1)	1,568 (0%)	2mo	$175,000	$112	90
1701 Clark Dr #66	0.09mi	3/2.0	1,680 (+7%)	2mo	$174,672	$104	82
1702 Clark Dr	0.11mi	3/2.0	1,680 (+7%)	2mo	$184,900	$110	81
1705 Twins Peaks Dr	0.11mi	3/2.0	1,680 (+7%)	5mo	$217,000	$129	79
914 Meadowridge Dr	0.47mi	3/2.0	1,568 (0%)	3mo	$105,000	$67	76
1311 Maple St #18	0.40mi	3/2.0	1,536 (-2%)	4mo	$80,000	$52	74
1700 Twin Peaks Dr #71	0.08mi	2/2.0 (-1)	1,668 (+6%)	8mo	$135,000	$81	74
1635 Meadowridge Dr	0.48mi	3/2.0	1,620 (+3%)	1mo	$222,000	$137	71
1814 Heritage Dr	0.28mi	2/2.0 (-1)	1,691 (+8%)	4mo	$400,000	$237	65
611 N Western Ave #34	0.71mi	3/2.0	1,568 (0%)	5mo	$120,000	$77	63
909 Meadowridge Dr #37	0.50mi	2/2.0 (-1)	1,404 (-10%)	6mo	$210,000	$150	49
611 N Western Ave #25	0.71mi	3/2.0	1,344 (-14%)	8mo	$185,500	$138	36

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $12,416
• Equity at exit: $23,842

10-year hold

• IRR: 14.5%
• Equity multiple: 2.05×
• Total profit: $47,077
• Equity at exit: $13,825

Cash invested: $44,772 (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 98801

• Rents YoY: 0.8%
• Active inventory: 326
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $680

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 65%

Sensitivity live

Price	-10% $790	-5% $735	+0% $680	+5% $625	+10% $569
Rent	-10% $501	-5% $591	+0% $680	+5% $769	+10% $858
Rate	-1.0pp $760	-0.5pp $720	base $680	+0.5pp $638	+1.0pp $596

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Maple St Unit 2 Wenatchee, WA	2.0	2.0	1300	$2,195	$1.69	44d	1	0.25mi
1030 Finch Ln Unit H Wenatchee, WA	3.0	2.5	1750	$2,600	$1.49	44d	1	0.32mi
1312 Springwater Ave Wenatchee, WA	3.0	2.0	1150	$2,550	$2.22	44d	1	0.48mi
1013 Fifth St Wenatchee, WA	3.0	3.5	2152	$2,295	$1.07	44d	1	1.08mi
1100 First St Unit 1107 Wenatchee, WA	2.0	1.5	1600	$1,795	$1.12	44d	1	1.28mi
895 Riverside Dr Wenatchee, WA	2.0	1.0–2.5	1000	$2,225	$2.22	44d	15	1.30mi
309 N Emerson Ave Unit 1 Wenatchee, WA	2.0	1.0	1400	$1,595	$1.14	44d	1	1.32mi
615 N Piere St Wenatchee, WA	2.0	1.0–2.0	809	$2,355	$2.91	44d	9	1.35mi
211 N Delaware Ave Wenatchee, WA	1.0–2.0	1.0–1.5	1100	$1,695	$1.54	44d	2	1.46mi

Listing history 8 events

1. 2026-06-19
   days on market $159,900 Active 8 DOM
2. 2026-06-18
   days on market $159,900 Active 7 DOM
3. 2026-06-17
   days on market $159,900 Active 6 DOM
4. 2026-06-16
   days on market $159,900 Active 5 DOM
5. 2026-06-15
   days on market $159,900 Active 4 DOM
6. 2026-06-14
   days on market $159,900 Active 2 DOM
7. 2026-06-13
   remarks 387-char remark
8. 2026-06-13
   listed $159,900 Active 1 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,111
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$4,652
• Taxable income: $5,967
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $6,725/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: Wenatchee School District
• NCES district ID: 5309660
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $51,059
• Composite: 41.72/100
• National rank: #7189
• State rank: #175 of 291 in WA

Livability — Wenatchee

• Score: 72/100
• State rank: #211
• US rank: #6003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wenatchee, WA
• County: Chelan County · 53,031 people
• City population: 45,426
• Metro: Wenatchee, WA
• Population (ZIP): 45,426
• Household income: $81,488
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1278.0

Population outlook (Chelan County) Hauer SSP2

• Today (2025): 81,630 people
• By 2030: 84,312 · +3.3%
• By 2040: 88,619 · +8.6%
• By 2050: 91,915 · +12.6%
• By 2075: 99,409 · +21.8%
• By 2100: 100,032 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Portuguese 4% Italian 3% Slovak 3%
• Foreign-born: 14% · Canada, Dominican Republic
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · Chelan

• 2024 margin: Lean R (+9.5) · D 43.9% · R 53.4% · Other 2.7%
• 2008→2024 swing: +2.5pp toward D · 2008: -12.0pp · 2024: -9.5pp
• All cycles: 2024: R+9.5 2020: R+7.8 2016: R+15.7 2012: R+16.9 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -569.39%
• Current HPI: 227.1555
• Rent YoY: ▲ 0.75%
• Metro: Wenatchee, 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

1 event — show timeline

• 2026-06-11 Listed $159,900 NWMLS as Distributed by MLS Grid

Property tax history

-17.2%/yr

Latest (2026): $96 · -30.8% YoY. Source: county tax records.