1 Nekquelekin 413-F · Manson, WA 98831

$1,700

2 bd · 2.0 ba · 1,026 sqft · Timeshare · 13 Days on market

Built 1980 $2/sqft · at area comps Est $2k · at est. $352/mo HOA · 19% of rent

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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 +15.0/30.0
• ARV discount +9.3/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buy NOW & Use Holiday Week July 3-10 & Best Late Summer Week Sept 25-Oct 2 in 2026. It's all about LOCATION & VIEWS! This 2 bed 2 bath townhouse condo very rarely comes on the market. Close to sandy beach waterfront amenities & has ground level patio/lawn areas plus upper level primary bedroom with full bath - with amazing lake & mountain views. No stairs entry to all main level living space: kitchen, dining area, living room, bedroom, bathroom, patio. Future weeks: January 1-8, March 26-April 2, June 18-25, Sept 10-17 & December 17-24 in 2027. Affordable HOA Fees $1055 per quarter. 4 rotating weeks every year ensure you experience all seasons this va

Key facts

• Lake views
• Ground level patio
• Mountain views

Tags

• LAKE VIEWS
• MOUNTAIN VIEWS
• GROUND LEVEL PATIO
• UPPER LEVEL PRIMARY BEDROOM
• MAIN LEVEL LIVING SPACE
• WORLD-CLASS RESORT AMENITIES

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 767.7% vs local median 2.9% in Manson — 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 62/100 on livability (#421 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety C-, cost of living D+, employment D.
• Manson School District (town): math 42% / reading 40% proficiency, ranked #211 of 291 in WA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 214 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $12 of loan paydown is wiped out by about $51 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 + 3.0% rent growth), your $476 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 44 sale attempts since 8y ago; this cycle's ask has dropped $1k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $1,700

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 107.40% ✓
• Cap rate: 767.68%
• Cash-on-cash: 2719.24%
• DSCR: 121.99
• GRM: 0.1

CMA / ARV

• ARV (median comp): $1,769
• List price: $1,700
• Delta: 148.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Lodge 632-C	0.09mi	2/2.0	981 (-4%)	4mo	$500	$1	85
1 Lakeside 701-B	0.23mi	2/2.0	981 (-4%)	2mo	$2,000	$2	80
1 Lakeside 711-F	0.22mi	2/2.0	981 (-4%)	4mo	$4,500	$5	79
1 Lakeside 720-P	0.22mi	2/2.0	981 (-4%)	4mo	$1,000	$1	79
1 Lakeside 720-H	0.22mi	2/2.0	981 (-4%)	6mo	$1	—	77
1 Lakeside 715-Q	0.22mi	2/2.0	981 (-4%)	8mo	$3,500	$4	76
1 Lakeside 712-G	0.22mi	2/2.0	981 (-4%)	9mo	$3,000	$3	75
1 Beach 549-I	0.30mi	2/2.0	964 (-6%)	2mo	$1	—	75
1 Beach 534-O	0.28mi	2/2.0	964 (-6%)	4mo	$2,600	$3	73
1 Beach 553-A	0.31mi	2/2.0	964 (-6%)	4mo	$3,500	$4	72
1 Beach 536-J	0.28mi	2/2.0	964 (-6%)	8mo	$1	—	70
1 Beach 572-O	0.36mi	2/2.0	964 (-6%)	9mo	$1	—	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 145.26×
• Total profit: $68,667
• Equity at exit: $253

10-year hold

• IRR: —
• Equity multiple: 314.54×
• Total profit: $149,245
• Equity at exit: $147

Cash invested: $476 (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 98831

• Active inventory: 214
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $26/yr
• Insurance: −$1
• HOA: −$352
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $1,079

Break-even live

Break-even rent $460

Max offer price $1,700

Occupancy floor 36%

Sensitivity live

Price	-10% $1,080	-5% $1,079	+0% $1,079	+5% $1,078	+10% $1,077
Rent	-10% $934	-5% $1,007	+0% $1,079	+5% $1,151	+10% $1,223
Rate	-1.0pp $1,079	-0.5pp $1,079	base $1,079	+0.5pp $1,078	+1.0pp $1,078

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: $425
• Closing costs: $51
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 S Harris Ave Unit A Manson, WA	2.0	2.0	1400	$1,995	$1.43	44d	1	0.40mi
139 Chandler Rd Unit 16D Manson, WA	1.0	1.0	800	$1,295	$1.62	44d	1	1.33mi

HOA detail

• Monthly dues: $352 · $4,224/yr
• Likely covers: water

Listing history 50 events

1. 2026-06-18
   days on market $1,700 Active 13 DOM
2. 2026-06-17
   days on market $1,700 Active 12 DOM
3. 2026-06-16
   days on market $1,700 Active 11 DOM
4. 2026-06-15
   days on market $1,700 Active 10 DOM
5. 2026-06-15
   days on market $1,700 Active 9 DOM
6. 2026-06-13
   days on market $1,700 Active 8 DOM
7. 2026-06-12
   days on market $1,700 Active 7 DOM
8. 2026-06-09
   days on market $1,700 Active 4 DOM
9. 2026-06-08
   days on market $1,700 Active 3 DOM
10. 2026-06-08
    days on market $1,700 Active 2 DOM
11. 2026-06-07
    remarks 675-char remark
12. 2026-06-07
    pricedays on marketlisting id $1,700 Active 1 DOM
13. 2026-06-03
    days on market $4,400 Active 34 DOM
14. 2026-06-02
    days on market $4,400 Active 33 DOM
15. 2026-06-01
    days on market $4,400 Active 32 DOM
16. 2026-05-31
    days on market $4,400 Active 31 DOM
17. 2022-07-26
    soldstatus $1,500 Closed
18. 2022-07-10
    status Pending
19. 2022-06-10
    soldstatus $1 Closed
20. 2022-06-07
    soldstatus $1 Closed
21. 2022-05-20
    soldstatus $1,500 Closed
22. 2022-05-17
    status Pending
23. 2022-05-16
    status Pending
24. 2022-04-29
    soldstatus $2,800 Closed
25. 2022-04-28
    status Pending
26. 2022-04-03
    status Pending
27. 2022-02-14
    listed $2,950 Active
28. 2022-02-03
    soldstatus $2,000 Closed
29. 2022-02-02
    listed $2,500 Active
30. 2022-01-26
    soldstatus $3,000 Closed
31. 2022-01-19
    soldstatus $2,500 Closed
32. 2022-01-06
    listed $1 Active
33. 2022-01-06
    listed $3,000 Active
34. 2022-01-05
    status Pending
35. 2022-01-05
    historical
36. 2022-01-04
    listed $3,000
37. 2021-12-26
    status Pending
38. 2021-12-16
    soldstatus $2,500 Closed
39. 2021-12-11
    listed $2,750 Active
40. 2021-11-24
    status Pending
41. 2021-11-19
    listed $2,500 Active
42. 2021-09-10
    soldstatus $250 Closed
43. 2021-09-03
    listed $1 Active
44. 2021-08-12
    historical
45. 2021-08-12
    listed $3,000 Active
46. 2021-08-11
    listed $250
47. 2021-03-26
    soldstatus $500
48. 2021-03-09
    soldstatus $250
49. 2021-03-09
    soldstatus $250
50. 2021-03-02
    soldstatus $300

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,910
• − Mortgage interest: −$95
• − Property taxes: −$26
• − Insurance: −$8
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$4,224
• − Depreciation: −$49
• Taxable income: $14,001
• Est. tax owed @ 24.0%: −$3,360
• After-tax cash flow: $9,583/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: Manson School District
• NCES district ID: 5304740
• Math proficiency: 42% ▲ 10.00%
• Reading proficiency: 40% ▲ 4.00%
• Median HH income: $48,123
• Composite: 37.53/100
• National rank: #8876
• State rank: #211 of 291 in WA

Livability — Manson

• Score: 62/100
• State rank: #421
• US rank: #16741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manson, WA
• Population (ZIP): 4,020

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 (57%)
• Race & ethnicity: White 57% Hispanic / Latino 40% Two or more races 10%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Lithuanian 5% Portuguese 5% Iranian 2%
• Foreign-born: 25% · Canada
• Languages at home: 61% English-only · Spanish 38% German/W. Germanic 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: ▼ -325.60%
• Current HPI: 249.0392
• 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

-78.6% since first listed

100 events — show timeline

• 2022-07-26 Sold (MLS) $1,500 NWMLS as Distributed by MLS Grid
• 2022-07-10 Pending — NWMLS as Distributed by MLS Grid
• 2022-06-10 Sold (MLS) $1 NWMLS as Distributed by MLS Grid
• 2022-06-07 Sold (MLS) $1 NWMLS as Distributed by MLS Grid
• 2022-05-20 Sold (MLS) $1,500 NWMLS as Distributed by MLS Grid
• 2022-05-17 Pending — NWMLS as Distributed by MLS Grid
• 2022-05-16 Pending — NWMLS as Distributed by MLS Grid
• 2022-04-29 Sold (MLS) $2,800 NWMLS as Distributed by MLS Grid
• 2022-04-28 Pending — NWMLS as Distributed by MLS Grid
• 2022-04-03 Pending — NWMLS as Distributed by MLS Grid
• 2022-02-14 Listed $2,950 NWMLS as Distributed by MLS Grid
• 2022-02-03 Sold (MLS) $2,000 NWMLS as Distributed by MLS Grid
• 2022-02-02 Listed $2,500 NWMLS as Distributed by MLS Grid
• 2022-01-26 Sold (MLS) $3,000 NWMLS as Distributed by MLS Grid
• 2022-01-19 Sold (MLS) $2,500 NWMLS as Distributed by MLS Grid
• 2022-01-06 Listed $3,000 NWMLS as Distributed by MLS Grid
• 2022-01-06 Listed $1 NWMLS as Distributed by MLS Grid
• 2022-01-05 Pending — NWMLS as Distributed by MLS Grid
• 2022-01-05 Delisted — NWMLS as Distributed by MLS Grid
• 2022-01-04 Listed $3,000 NWMLS as Distributed by MLS Grid
• 2021-12-26 Pending — NWMLS as Distributed by MLS Grid
• 2021-12-16 Sold (MLS) $2,500 NWMLS as Distributed by MLS Grid
• 2021-12-11 Listed $2,750 NWMLS as Distributed by MLS Grid
• 2021-11-24 Pending — NWMLS as Distributed by MLS Grid
• 2021-11-19 Listed $2,500 NWMLS as Distributed by MLS Grid
• 2021-09-10 Sold (MLS) $250 NWMLS as Distributed by MLS Grid
• 2021-09-03 Listed $1 NWMLS as Distributed by MLS Grid
• 2021-08-12 Delisted — NWMLS as Distributed by MLS Grid
• 2021-08-12 Listed $3,000 NWMLS as Distributed by MLS Grid
• 2021-08-11 Listed $250 NWMLS as Distributed by MLS Grid
• 2021-03-26 Sold (MLS) $500 NWMLS as Distributed by MLS Grid
• 2021-03-09 Sold (MLS) $250 NWMLS as Distributed by MLS Grid
• 2021-03-09 Sold (MLS) $250 NWMLS as Distributed by MLS Grid
• 2021-03-02 Sold (MLS) $300 NWMLS as Distributed by MLS Grid
• 2021-01-26 Listed $250 NWMLS as Distributed by MLS Grid
• 2021-01-18 Listed $250 NWMLS as Distributed by MLS Grid
• 2020-12-15 Sold (MLS) $1 NWMLS as Distributed by MLS Grid
• 2020-12-02 Sold (MLS) $1 NWMLS as Distributed by MLS Grid
• 2020-11-28 Listed $750 NWMLS as Distributed by MLS Grid
• 2020-11-25 Sold (MLS) $2,500 NWMLS as Distributed by MLS Grid
• 2020-11-18 Listed $2,000 NWMLS as Distributed by MLS Grid
• 2020-10-30 Sold (MLS) $1,000 NWMLS as Distributed by MLS Grid
• 2020-10-26 Sold (MLS) $2 NWMLS as Distributed by MLS Grid
• 2020-10-04 Listed $1 NWMLS as Distributed by MLS Grid
• 2020-09-15 Listed $1,000 NWMLS as Distributed by MLS Grid
• 2020-08-28 Sold (MLS) $1 NWMLS as Distributed by MLS Grid
• 2020-08-24 Sold (MLS) $750 NWMLS as Distributed by MLS Grid
• 2020-08-14 Sold (MLS) $4,500 NWMLS as Distributed by MLS Grid
• 2020-08-14 Sold (MLS) $3,000 NWMLS as Distributed by MLS Grid
• 2020-08-09 Listed $1 NWMLS as Distributed by MLS Grid
• 2020-08-07 Sold (MLS) $500 NWMLS as Distributed by MLS Grid
• 2020-07-28 Listed $3,000 NWMLS as Distributed by MLS Grid
• 2020-07-23 Sold (MLS) $600 NWMLS as Distributed by MLS Grid
• 2020-07-21 Listed $5,000 NWMLS as Distributed by MLS Grid
• 2020-07-20 Sold (MLS) $4,500 NWMLS as Distributed by MLS Grid
• 2020-07-15 Sold (MLS) $1,250 NWMLS as Distributed by MLS Grid
• 2020-07-09 Listed $3,000 NWMLS as Distributed by MLS Grid
• 2020-06-12 Sold (MLS) $900 NWMLS as Distributed by MLS Grid
• 2020-06-03 Listed $1 NWMLS as Distributed by MLS Grid
• 2020-05-03 Listed $5,900 NWMLS as Distributed by MLS Grid
• 2020-04-30 Sold (MLS) $3,000 NWMLS as Distributed by MLS Grid
• 2020-03-15 Listed $1,950 NWMLS as Distributed by MLS Grid
• 2020-03-06 Listed $5,000 NWMLS as Distributed by MLS Grid
• 2020-01-24 Sold (MLS) $1,000 NWMLS as Distributed by MLS Grid
• 2019-12-13 Sold (MLS) $1,000 NWMLS as Distributed by MLS Grid
• 2019-10-02 Sold (MLS) $4,000 NWMLS as Distributed by MLS Grid
• 2019-09-27 Listed $750 NWMLS as Distributed by MLS Grid
• 2019-07-19 Listed $2,000 NWMLS as Distributed by MLS Grid
• 2019-06-21 Sold (MLS) $600 NWMLS as Distributed by MLS Grid
• 2019-06-11 Sold (MLS) $1 NWMLS as Distributed by MLS Grid
• 2019-06-07 Listed $1,450 NWMLS as Distributed by MLS Grid
• 2019-05-23 Sold (MLS) $1,450 NWMLS as Distributed by MLS Grid
• 2019-05-09 Listed $750 NWMLS as Distributed by MLS Grid
• 2019-05-09 Listed $999 NWMLS as Distributed by MLS Grid
• 2019-05-09 Listed $500 NWMLS as Distributed by MLS Grid
• 2019-04-29 Sold (MLS) $750 NWMLS as Distributed by MLS Grid
• 2019-04-15 Listed $1,950 NWMLS as Distributed by MLS Grid
• 2019-04-11 Listed $1 NWMLS as Distributed by MLS Grid
• 2019-04-02 Listed $4,000 NWMLS as Distributed by MLS Grid
• 2019-03-29 Sold (MLS) $1,800 NWMLS as Distributed by MLS Grid
• 2019-03-28 Listed $3,500 NWMLS as Distributed by MLS Grid
• 2019-02-28 Sold (MLS) $6,000 NWMLS as Distributed by MLS Grid
• 2019-02-14 Sold (MLS) $5 NWMLS as Distributed by MLS Grid
• 2019-02-13 Listed $2,500 NWMLS as Distributed by MLS Grid
• 2019-02-08 Sold (MLS) $750 NWMLS as Distributed by MLS Grid
• 2019-02-08 Sold (MLS) $500 NWMLS as Distributed by MLS Grid
• 2019-01-25 Sold (MLS) $1,500 NWMLS as Distributed by MLS Grid
• 2019-01-15 Sold (MLS) $350 NWMLS as Distributed by MLS Grid
• 2019-01-10 Listed $5 NWMLS as Distributed by MLS Grid
• 2018-12-08 Listed $2,000 NWMLS as Distributed by MLS Grid
• 2018-12-02 Listed $750 NWMLS as Distributed by MLS Grid
• 2018-11-15 Listed $750 NWMLS as Distributed by MLS Grid
• 2018-11-05 Listed $2 NWMLS as Distributed by MLS Grid
• 2018-11-04 Listed $1,000 NWMLS as Distributed by MLS Grid
• 2018-08-27 Sold (MLS) $500 NWMLS as Distributed by MLS Grid
• 2018-08-25 Listed $7,000 NWMLS as Distributed by MLS Grid
• 2018-08-13 Sold (MLS) $500 NWMLS as Distributed by MLS Grid
• 2018-08-05 Sold (MLS) $1 NWMLS as Distributed by MLS Grid
• 2018-07-29 Listed $500 NWMLS as Distributed by MLS Grid
• 2018-07-10 Listed $500 NWMLS as Distributed by MLS Grid