1111 Archwood Dr SW #395 · Olympia, WA 98502

$94,500

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 327 Days on market

Manufactured home Built 2023 $105/sqft · 12% below area Est $107k · 12% under ↓ 5% since listing

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Why this score? — see what drove the A 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 +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0

Listing remarks

Singlewide for sale at Friendly Ridge! (55+) this home is a 2021: 2 bed / 1 bath / 896 sq. ft. The home is ready with a carport, an exterior storage shed, and gorgeous block skirting. Inside you will find large windows, and a kitchen with stainless appliances (all appliances included in the sale). Also featured: quartz countertops in the kitchen and bathroom. You'll also enjoy a newly renovated community clubhouse with incredible amenities. Friendly Ridge is a wonderful community and is conveniently located near everything Olympia has to offer. Come make it yours!

Key facts

• Quartz countertops
• Stainless appliances
• Carport

Tags

• CARPORT
• EXTERIOR STORAGE SHED
• BLOCK SKIRTING
• STAINLESS APPLIANCES
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 2.4% in Olympia — 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 83/100 on livability (#58 in WA, #1,036 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living D-.
• Olympia School District (urban): math 66% / reading 75% proficiency, ranked #17 of 291 in WA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Julia Butler Hansen Elementary (484 students, 48% FRL); Thurgood Marshall Middle School (441 students, 54% FRL); Capital High School (1,326 students, 38% FRL) — zoned schools average 47% FRL vs 25% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 307 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,222 units permitted in Thurston County in 2024 (508 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($653 loan paydown + $9k appreciation (10.0% local appreciation)).
• Thurston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 327 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.47%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (median comp): $107,457
• List price: $94,500
• Delta: -12.06%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Archwood Dr SW #382	0.10mi	2/2.0	960 (+7%)	2mo	$74,950	$78	78
1111 Archwood Dr SW #409	0.04mi	2/2.0	960 (+7%)	15mo	$143,500	$149	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.16% rent growth · sell at horizon

5-year hold

• IRR: 42.8%
• Equity multiple: 4.25×
• Total profit: $86,068
• Equity at exit: $85,133

10-year hold

• IRR: 37.0%
• Equity multiple: 9.58×
• Total profit: $226,923
• Equity at exit: $183,593

Cash invested: $26,460 (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 98502

• Home prices YoY: 1.8%
• Rents YoY: 3.2%
• Active inventory: 307
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$496
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$39
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $539

Break-even live

Break-even rent $787

Max offer price $94,500

Occupancy floor 58%

Sensitivity live

Price	-10% $593	-5% $566	+0% $539	+5% $513	+10% $486
Rent	-10% $423	-5% $481	+0% $539	+5% $598	+10% $656
Rate	-1.0pp $587	-0.5pp $564	base $539	+0.5pp $515	+1.0pp $490

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3311 6th Ave SW Olympia, WA	1.0–3.0	1.0–2.0	888	$2,082	$2.35	16d	16	0.28mi
800 Yauger Way SW Olympia, WA	1.0–2.0	1.0–2.0	1034	$2,131	$2.06	16d	13	0.34mi
1900 Black Lake Blvd SW Olympia, WA	1.0–3.0	1.0–2.0	925	$1,823	$1.97	16d	13	0.56mi
1309 Fern St SW Olympia, WA	1.0–3.0	1.0–2.0	802	$1,906	$2.37	16d	2	0.59mi
1220 Fern St SW Olympia, WA	2.0	2.0	900	$1,850	$2.06	46d	2	0.69mi
1000 Fern St SW Olympia, WA	1.0–2.0	1.0–2.0	892	$2,281	$2.56	16d	8	0.76mi
2010 8th Ct SW Olympia, WA	2.0	2.0	1072	$2,295	$2.14	23d	1	0.82mi
2800 Limited Ln NW Olympia, WA	1.0–2.0	1.0–2.0	775	$1,503	$1.94	16d	4	0.85mi
600 Black Lake Blvd SW Olympia, WA	1.0–2.0	1.0	851	$1,600	$1.88	16d	23	0.90mi
300 Kenyon St NW Olympia, WA	1.0–2.0	1.0–2.0	878	$1,995	$2.27	16d	6	0.91mi
121 Decatur St NW Olympia, WA	2.0	1.0	1000	$1,695	$1.70	23d	1	1.10mi
125 Decatur St NW Olympia, WA	2.0	1.0	980	$1,900	$1.94	23d	1	1.11mi
1221 Evergreen Park Dr SW Olympia, WA	2.0	1.0	880	$1,749	$1.99	16d	2	1.24mi
1415 Evergreen Park Dr SW Olympia, WA	2.0	2.0	1050	$1,735	$1.65	16d	1	1.28mi
1818 Evergreen Park Dr SW Olympia, WA	1.0	1.0	437	$1,500	$3.43	16d	4	1.33mi
1626 Madison Ave NW Olympia, WA	2.0	2.0	1064	$2,100	$1.97	16d	1	1.34mi
5004 4th Way SW Olympia, WA	2.0–3.0	2.0–2.5	1271	$1,845	$1.45	16d	5	1.34mi
1919 Evergreen Park Dr SW Olympia, WA	1.0	1.0	695	$1,450	$2.09	23d	1	1.35mi
2820 Tuscany Ln SW Unit 411 Tumwater, WA	2.0	1.0	915	$1,635	$1.79	46d	1	1.40mi
2820 Tuscany Ln SW Tumwater, WA	1.0–2.0	1.0–2.0	915	$1,775	$1.94	16d	8	1.40mi
2820 Tuscany Ln SW Unit 714 Tumwater, WA	2.0	2.0	1030	$1,725	$1.67	23d	1	1.40mi
3120 14th Ave NW Unit 3118-B Olympia, WA	2.0	1.0	826	$1,600	$1.94	46d	1	1.43mi
3120 14th Ave NW Unit 3108-A Olympia, WA	2.0	1.0	753	$1,550	$2.06	46d	1	1.43mi
2121 Evergreen Park Dr SW Unit 48 Olympia, WA	2.0	1.0	850	$1,525	$1.79	46d	1	1.43mi
2008 Evergreen Park Dr SW Olympia, WA	1.0–2.0	1.0	750	$1,799	$2.40	46d	3	1.44mi
1221 Mottman Rd SW Olympia, WA	1.0–3.0	1.0–2.0	1011	$1,948	$1.93	23d	4	1.45mi

Listing history 19 events

1. 2026-06-23
   days on market $94,500 Active 327 DOM
2. 2026-06-22
   days on market $94,500 Active 326 DOM
3. 2026-06-18
   days on market $94,500 Active 323 DOM
4. 2026-06-17
   days on market $94,500 Active 322 DOM
5. 2026-06-16
   days on market $94,500 Active 321 DOM
6. 2026-06-15
   days on market $94,500 Active 320 DOM
7. 2026-06-14
   days on market $94,500 Active 318 DOM
8. 2026-06-13
   days on market $94,500 Active 317 DOM
9. 2026-06-10
   days on market $94,500 Active 315 DOM
10. 2026-06-09
    days on market $94,500 Active 314 DOM
11. 2026-06-08
    days on market $94,500 Active 313 DOM
12. 2026-06-07
    days on market $94,500 Active 312 DOM
13. 2026-06-05
    days on market $94,500 Active 309 DOM
14. 2026-06-02
    days on market $94,500 Active 307 DOM
15. 2026-06-01
    days on market $94,500 Active 306 DOM
16. 2026-05-31
    days on market $94,500 Active 305 DOM
17. 2026-05-30
    days on market $94,500 Active 304 DOM
18. 2025-10-29
    price $94,500
19. 2025-07-30
    listed $99,500 Active

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,633
• − Mortgage interest: −$5,293
• − Property taxes: −$1,037
• − Insurance: −$472
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$2,749
• Taxable income: $5,260
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $5,212/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: Olympia School District
• NCES district ID: 5306180
• Math proficiency: 66% ▼ -2.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $63,852
• Composite: 62.27/100
• National rank: #1438
• State rank: #17 of 291 in WA

Livability — Olympia

• Score: 83/100
• State rank: #58
• US rank: #1036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olympia, WA
• County: Thurston County · 269,345 people
• City population: 98,428
• Metro: Olympia-Lacey-Tumwater, WA
• Population (ZIP): 35,398
• Household income: $92,207
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1811.0

Population outlook (Thurston County) Hauer SSP2

• Today (2025): 308,239 people
• By 2030: 326,483 · +5.9%
• By 2040: 359,890 · +16.8%
• By 2050: 391,800 · +27.1%
• By 2075: 468,024 · +51.8%
• By 2100: 519,890 · +68.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 13% Hispanic / Latino 11% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Italian 5% Portuguese 4% Iranian 3%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 3% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Thurston

• 2024 margin: Strong D (+20.4) · D 58.5% · R 38.1% · Other 3.5%
• 2008→2024 swing: -1.3pp toward R · 2008: 21.7pp · 2024: 20.4pp
• All cycles: 2024: D+20.4 2020: D+18.6 2016: D+15.4 2012: D+19.0 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.49%
• Current HPI: 1056.49
• Rent YoY: ▲ 3.16%
• Metro: Olympia-Lacey-Tumwater, 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

-5.0% since first listed

2 events — show timeline

• 2025-10-29 Price Changed $94,500 NWMLS as Distributed by MLS Grid
• 2025-07-30 Listed $99,500 NWMLS as Distributed by MLS Grid

Property tax history

+15.4%/yr

Latest (2026): $1,037 · +19.8% YoY. Source: county tax records.