1226 Maple Dr · Enumclaw, WA 98022

$164,900

3 bd · 2.0 ba · 1,276 sqft · Manufactured · 28 Days on market

Built 2020 Est $140k · 17% over

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +5.5/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2-bath home in Mt. Villa Estates, a highly desirable 55+ community offering comfort, convenience, and a vibrant lifestyle. From the moment you arrive, you’ll be welcomed by the spacious covered front porch — the perfect place to relax and enjoy peaceful mornings or evenings. Inside, this warm and inviting home features vaulted ceilings, abundant natural light, and a thoughtfully designed layout that makes everyday living easy. The spacious primary suite includes a private ensuite bath with a walk-in shower for added comfort and accessibility. Cozy carpeted living areas and bedrooms create a comfortable atmosphere, while durable l

Key facts

• Covered front porch
• Low-maintenance yard
• Covered carport

Tags

• COVERED FRONT PORCH
• PRIVATE ENSUITE BATH
• WALK-IN SHOWER
• LOW-MAINTENANCE YARD
• COVERED CARPORT
• STORAGE SHED

Property features AI

Finance

• Financial info: Land lease amount: $1,628; Listing terms: Cash or Conventional
• HOA & community: Located in a senior community (Mtn Villa Estates); Park amenities include clubhouse, common area, exercise room, high-speed internet availability, RV parking, and trails; Land lease

Exterior

• Parking: Carport
• Utilities: Electric energy source; Community/Public water; PSE power; Xfinity cable; Comcast/Xfinity internet
• Home design: Manufactured double-wide home; One level; Has a view; Manufactured after 6/15/1976
• Construction: Wood construction; Composition roof; Concrete ribbon foundation; Manufactured house structure
• Exterior features: Wood exterior; Paved lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump (also provides cooling)
• Interior features: Vaulted ceilings; Walk-in closet; Bath off primary; Patio/porch/deck; Double pane windows; Kitchen with eating space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.4% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 223 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).

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.
• 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $162,426 (1.5% 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. 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: 1.49% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $140,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Mountian Villa Loop	0.08mi	2/2.0 (-1)	1,248 (-2%)	10mo	$90,000	$72	80
926 Pine Dr	0.17mi	2/2.0 (-1)	1,248 (-2%)	9mo	$119,500	$96	76
1144 Douglas Fir	0.16mi	3/2.0	1,344 (+5%)	11mo	$180,000	$134	75
943 Pine Dr	0.17mi	3/2.0	1,244 (-2%)	16mo	$210,000	$169	75
209 Noble Fir Cir #60	0.31mi	3/2.0	1,344 (+5%)	3mo	$150,000	$112	74
1207 Maple Dr	0.02mi	3/2.0	1,456 (+14%)	6mo	$160,000	$110	70
207 Noble Fir Cir	0.32mi	2/2.0 (-1)	1,344 (+5%)	3mo	$140,000	$104	69
206 Noble Fir Cir	0.34mi	2/2.0 (-1)	1,248 (-2%)	11mo	$70,000	$56	67
252 Grand Fir Dr #25	0.30mi	3/2.0	1,352 (+6%)	12mo	$185,000	$137	66
201 Grand Fir Dr	0.27mi	3/2.0	1,188 (-7%)	14mo	$144,000	$121	65
933 Mt.Villa	0.17mi	2/2.0 (-1)	1,440 (+13%)	17mo	$75,000	$52	51
830 Pine Dr	0.21mi	2/2.0 (-1)	1,440 (+13%)	17mo	$99,950	$69	50

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: 14.7%
• Equity multiple: 1.60×
• Total profit: $27,623
• Equity at exit: $24,587

10-year hold

• IRR: 24.4%
• Equity multiple: 3.25×
• Total profit: $103,809
• Equity at exit: $14,258

Cash invested: $46,172 (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 98022

• Rents YoY: 4.3%
• Active inventory: 223
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $801

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 62%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	1d	1	0.37mi
124 Jewell St Enumclaw, WA	3.0	1.5	1540	$3,200	$2.08	43d	1	0.51mi
312 Charwila Ln Enumclaw, WA	2.0	1.0	894	$1,750	$1.96	12d	1	0.56mi
250 Charwila Ln Enumclaw, WA	2.0	1.0	894	$1,750	$1.96	2d	1	0.57mi
615 Watson St N Unit 617B Enumclaw, WA	2.0	1.0	960	$1,999	$2.08	1d	1	0.58mi
556 Bondgard Ave E Enumclaw, WA	3.0	2.0	1480	$2,995	$2.02	10d	1	0.87mi
1571 Kibler Ave Enumclaw, WA	3.0	2.0	1200	$2,600	$2.17	20d	1	1.00mi
1571 Kibler Ave Enumclaw, WA	3.0	2.0	1200	$2,600	$2.17	15d	1	1.00mi
320 Chinook Ave Enumclaw, WA	2.0–3.0	1.0–2.0	923	$2,283	$2.47	1d	7	1.09mi

Listing history 14 events

1. 2026-06-18
   days on market $164,900 Active 28 DOM
2. 2026-06-17
   days on market $164,900 Active 27 DOM
3. 2026-06-16
   days on market $164,900 Active 26 DOM
4. 2026-06-15
   days on market $164,900 Active 25 DOM
5. 2026-06-13
   days on market $164,900 Active 23 DOM
6. 2026-06-09
   days on market $164,900 Active 19 DOM
7. 2026-06-08
   days on market $164,900 Active 18 DOM
8. 2026-06-07
   days on market $164,900 Active 17 DOM
9. 2026-06-04
   days on market $164,900 Active 14 DOM
10. 2026-06-03
    days on market $164,900 Active 13 DOM
11. 2026-06-02
    days on market $164,900 Active 12 DOM
12. 2026-06-01
    days on market $164,900 Active 11 DOM
13. 2026-05-31
    days on market $164,900 Active 10 DOM
14. 2026-05-21
    listed $164,900 Active

ⓘ 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: $29,474
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − Depreciation: −$4,797
• Taxable income: $7,426
• Est. tax owed @ 24.0%: −$1,782
• After-tax cash flow: $7,827/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: 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

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 · 2,251,916 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: 382.0

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%

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%

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

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

• 2026-05-21 Listed $164,900 NWMLS as Distributed by MLS Grid