18007 Entiat River Rd · Entiat, WA 98822

$269,500

2 bd · 1.0 ba · 1,080 sqft · Other public records · 5 Days on market

Built 1993 0.34 ac lot

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to the mountains and experience the charm of this fully furnished rustic cabin living! Nestled on approximately 1/3 acre and surrounded by natural beauty, this inviting 1,080 sq. ft. log cabin offers the perfect blend of comfort and character. The main level features a cozy living room with a wood stove, kitchen with both a propane range and an eye-catching antique wood-burning cook stove, dining area, and a spacious primary bedroom with its own wood stove and direct access to the full bath. Upstairs, the expansive loft provides flexible space for a large bedroom, bunk room, or guest retreat. Enjoy your morning coffee on the front deck while taking in the peaceful setting. Additional

Key facts

• Front deck
• Metal roof
• Wood stove

Tags

• RUSTIC CABIN
• WOOD STOVE
• EXPANSIVE LOFT
• FRONT DECK
• METAL ROOF
• PRIVATE WELL

Property features AI

Finance

• Financial info: Listing terms: Cash or conventional

Exterior

• Parking: Detached carport (covered, 1 covered space); Off-street parking
• Utilities: Electric, propane, and wood energy sources; Individual private well (private water); Septic tank; Electric water heater located in primary bathroom closet; Power provided by Chelan County PUD; Starlink (cable) connected; Internet via Starlink or HughesNet
• Home design: Single-family residence; One and one-half story; Main level entry; Built on lot; Facing direction not specified
• Construction: Log construction; Metal roof; Pillar/post/pier foundation; Built year not specified
• Exterior features: Log exterior; Deck; Outbuildings; Wooded setting; Paved access; Has view

Interior

• Kitchen: Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms (1 on main level, 1 on upper level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom with tub and shower
• Heating & cooling: Ductless heating; Stove/free-standing heating; Cooling present
• Interior features: Dining room; Fireplace; Loft; Vaulted ceilings; Walk-in closet; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $39 ($473/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 $221k (18.1% below list).
• Recommended offer: $221k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 1.4% in Entiat — 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 65/100 on livability (#350 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: health & safety C-, crime D-, amenities F.
• Entiat School District (rural): math 40% / reading 60% proficiency, ranked #148 of 291 in WA (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Paul Rumburg Elementary (196 students, 74% FRL); Entiat Middle And High School (141 students, 71% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 762 units permitted in Chelan County in 2024 (377 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 $8k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $220,779 (18.1% below list)

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. Crime grade is D 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 10.2

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-41,223
• Equity at exit: $40,183

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-32,921
• Equity at exit: $23,301

Cash invested: $75,460 (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 98822

• Home prices YoY: -12.5%
• Active inventory: 53
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$1,413
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $39

Break-even live

Break-even rent $2,158

Max offer price $269,500

Occupancy floor 93%

Sensitivity live

Price	-10% $192	-5% $116	+0% $39	+5% $-37	+10% $-113
Rent	-10% $-135	-5% $-48	+0% $39	+5% $127	+10% $214
Rate	-1.0pp $175	-0.5pp $108	base $39	+0.5pp $-30	+1.0pp $-101

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $269,500 Active 5 DOM
2. 2026-06-19
   days on market $269,500 Active 3 DOM
3. 2026-06-18
   days on market $269,500 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $269,500 Active 1 DOM

ⓘ 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: $2,150 · $179/mo
• Projected year-2 tax: $2,641 · $220/mo
• Expected delta: +$491/yr (+$41/mo · 22.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 13 d/yr ≥88°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,493
• − Mortgage interest: −$15,096
• − Property taxes: −$2,150
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,840
• Taxable loss: −$4,179
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $1,476/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: Entiat School District
• NCES district ID: 5302550
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $48,380
• Composite: 44.61/100
• National rank: #6027
• State rank: #148 of 291 in WA

Livability — Entiat

• Score: 65/100
• State rank: #350
• US rank: #13329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,187

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 4% Slovak 4%
• Foreign-born: 8% · Canada, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -37.35%
• Current HPI: 262.2411
• 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

1 event — show timeline

• 2026-06-16 Listed $269,500 NWMLS as Distributed by MLS Grid

Property tax history

+10.7%/yr

Latest (2026): $2,150 · +31.1% YoY. Source: county tax records.