1608 N Western Ave #25 · Wenatchee, WA 98801

$59,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 2 Days on market

Built 1998 Est $110k · 46% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Well cared for manufactured home with the primary bedroom at opposite end of the home from the 2nd bedroom with a private bath and walk in closet. The 2nd bedroom conveniently has a full bathroom next to it in the hallway. Spacious living room with open kitchen concept. Sky light in kitchen makes it bright and airy. Nice sized covered front deck. Easy access to disabled ramp at the back of the home. The kitchen has new flooring. This is a 55 & Older Manufactured Housing Community with leased land. The monthly $625.00 payment includes domestic water, and sewer. Park allows one small pet, one dog, or one cat, 15 pounds or less and up to 18 inches tall.

Key facts

• Private bath
• Full bathroom
• Open kitchen concept

Tags

• PRIMARY BEDROOM
• PRIVATE BATH
• WALK IN CLOSET
• FULL BATHROOM
• OPEN KITCHEN CONCEPT
• SKY LIGHT

Property features AI

Finance

• Other:
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Ridgecrest mobile home park (approximately 31 homes); Park approved for sale; Senior community; Land lease: $625/month; Pets: see remarks

Exterior

• Parking:
• Security:
• Utilities: Electric energy source; Public water (City of Wenatchee); Public sewer (City of Wenatchee); Power by Chelan County PUD
• Home design: Manufactured single-wide home (Golden West); One level; Manufactured after 6/15/1976; Good condition
• Construction: Metal/vinyl construction; Composition roof; Pillar/post/pier foundation with tie-downs
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Skirted with metal; Located on a cul-de-sac; Paved access; Has a view

Interior

• Kitchen: Kitchen with eating area; Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms; Primary bedroom with bath access and walk-in closet
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms (each with bathtub and shower)
• Heating & cooling: Forced air heating; Heat pump (provides cooling and heating)
• Interior features: Water heater (electric, located in closet); Double pane windows; Ceiling fan(s); Drapes
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Cap rate 25.9% 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: Columbia Elementary School (335 students, 68% FRL); Wenatchee High School (2,076 students, 56% FRL).
• Market conditions: Rents flat; 326 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $59k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $59,000

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: 2.95% ✓
• Cap rate: 25.93%
• Cash-on-cash: 70.12%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $109,956
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 N Western Ave #25	0.00mi	2/2.0	924 (0%)	1mo	$59,000	$64	99
1608 N Western Ave #15	0.00mi	2/2.0	924 (0%)	1mo	$74,500	$81	99
1530 Maple St	0.46mi	3/1.5 (+1)	960 (+4%)	14mo	$250,000	$260	53
1130 Foothills Ln #32	0.59mi	2/2.0	960 (+4%)	19mo	$114,500	$119	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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: 67.1%
• Equity multiple: 3.91×
• Total profit: $48,101
• Equity at exit: $8,797

10-year hold

• IRR: 70.6%
• Equity multiple: 7.42×
• Total profit: $106,067
• Equity at exit: $5,101

Cash invested: $16,520 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $965

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,006	-5% $986	+0% $965	+5% $945	+10% $925
Rent	-10% $828	-5% $897	+0% $965	+5% $1,034	+10% $1,103
Rate	-1.0pp $995	-0.5pp $980	base $965	+0.5pp $950	+1.0pp $935

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1688 Stella Ave Wenatchee, WA	2.0	2.0	961	$1,838	$1.91	44d	4	0.49mi
1705 Stella Ave Wenatchee, WA	2.0	2.0	942	$1,835	$1.95	44d	8	0.63mi
1415 Maple St Wenatchee, WA	2.0	1.0	928	$1,848	$1.99	44d	11	0.65mi
1231 McKittrick St Unit 3 Wenatchee, WA	2.0	2.0	1044	$1,695	$1.62	44d	1	0.72mi
1250 Central Ave Wenatchee, WA	1.0–3.0	1.0	698	$1,728	$2.48	44d	6	0.90mi
1311 Westwood Ave Wenatchee, WA	1.0–2.0	1.0–2.0	880	$1,850	$2.10	44d	3	1.14mi
1417 5th St Wenatchee, WA	1.0	1.0	633	$850	$1.34	44d	1	1.32mi
511 Ramona Ave Wenatchee, WA	2.0	1.0	900	$1,595	$1.77	44d	1	1.46mi

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-26
   listed $59,000 Active
3. 2015-04-08
   soldstatus $26,000 Sold
4. 2015-03-09
   status Pending
5. 2015-02-27
   status Active
6. 2015-02-23
   status Pending
7. 2014-10-14
   price $26,000
8. 2014-09-12
   listed $28,000 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $20,857
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$1,716
• Taxable income: $11,319
• Est. tax owed @ 24.0%: −$2,716
• After-tax cash flow: $8,868/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

+110.7% since first listed

8 events — show timeline

• 2026-04-29 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-26 Listed $59,000 NWMLS as Distributed by MLS Grid
• 2015-04-08 Sold (MLS) $26,000 NWMLS as Distributed by MLS Grid
• 2015-03-09 Pending — NWMLS as Distributed by MLS Grid
• 2015-02-27 Relisted — NWMLS as Distributed by MLS Grid
• 2015-02-23 Pending — NWMLS as Distributed by MLS Grid
• 2014-10-14 Price Changed $26,000 NWMLS as Distributed by MLS Grid
• 2014-09-12 Listed $28,000 NWMLS as Distributed by MLS Grid