1608 N Western Ave #18 · Wenatchee, WA 98801

$50,000

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 71 Days on market

Built 1978 $53/sqft · 54% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

55 plus park , rented lot in Ridgecrest Park on North Western Ave Wenatchee

Key facts

• 2 parking spots
• Built 1978
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

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 $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.5% 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.
• Market conditions: Rents flat; 326 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.48% ✓
• Cap rate: 31.54%
• Cash-on-cash: 90.18%
• DSCR: 5.01
• GRM: 2.4

CMA / ARV

• ARV (median comp): $109,750
• List price: $50,000
• Delta: -54.44%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

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 (-2%)	1mo	$59,000	$64	93
1608 N Western Ave #15	0.00mi	2/2.0	924 (-2%)	1mo	$74,500	$81	92
1530 Maple St	0.46mi	3/1.5 (+1)	960 (+2%)	14mo	$250,000	$260	56
1130 Foothills Ln #32	0.59mi	2/2.0	960 (+2%)	19mo	$114,500	$119	49

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: 88.3%
• Equity multiple: 4.93×
• Total profit: $55,068
• Equity at exit: $7,455

10-year hold

• IRR: 90.9%
• Equity multiple: 9.51×
• Total profit: $119,180
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$262
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $1,052

Break-even live

Break-even rent $407

Max offer price $50,000

Occupancy floor 34%

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: $12,500
• Closing costs: $1,500
• 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	43d	4	0.49mi
1705 Stella Ave Wenatchee, WA	2.0	2.0	942	$1,835	$1.95	43d	8	0.63mi
1415 Maple St Wenatchee, WA	2.0	1.0	928	$1,848	$1.99	43d	11	0.65mi
1231 McKittrick St Unit 3 Wenatchee, WA	2.0	2.0	1044	$1,695	$1.62	43d	1	0.72mi
1250 Central Ave Wenatchee, WA	1.0–3.0	1.0	698	$1,728	$2.48	43d	6	0.90mi
1311 Westwood Ave Wenatchee, WA	1.0–2.0	1.0–2.0	880	$1,850	$2.10	43d	3	1.14mi
1417 5th St Wenatchee, WA	1.0	1.0	633	$850	$1.34	43d	1	1.32mi
511 Ramona Ave Wenatchee, WA	2.0	1.0	900	$1,595	$1.77	43d	1	1.46mi

Listing history 27 events

1. 2026-06-19
   days on market $50,000 Active 71 DOM
2. 2026-06-18
   days on market $50,000 Active 70 DOM
3. 2026-06-17
   days on market $50,000 Active 69 DOM
4. 2026-06-16
   days on market $50,000 Active 68 DOM
5. 2026-06-15
   days on market $50,000 Active 67 DOM
6. 2026-06-14
   days on market $50,000 Active 65 DOM
7. 2026-06-13
   pricedays on market $50,000 Active 64 DOM
8. 2026-06-10
   days on market $60,000 Active 62 DOM
9. 2026-06-09
   days on market $60,000 Active 61 DOM
10. 2026-06-08
    days on market $60,000 Active 60 DOM
11. 2026-06-07
    days on market $60,000 Active 59 DOM
12. 2026-06-05
    days on market $60,000 Active 56 DOM
13. 2026-06-02
    days on market $60,000 Active 54 DOM
14. 2026-06-01
    days on market $60,000 Active 53 DOM
15. 2026-05-31
    days on market $60,000 Active 52 DOM
16. 2026-05-30
    days on market $60,000 Active 51 DOM
17. 2026-04-20
    price $60,000
18. 2026-04-02
    listed $65,000 Active
19. 2023-06-27
    soldstatus $70,000 Closed
20. 2023-06-12
    status Pending
21. 2023-05-17
    listed $72,500 Active
22. 2017-01-31
    soldstatus $25,600 Sold
23. 2017-01-09
    status Pending
24. 2017-01-03
    price $25,600
25. 2016-12-15
    status Active
26. 2016-12-09
    status Pending
27. 2016-11-07
    listed $29,900 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: $463 · $39/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$27/yr (+$2/mo · 5.8%)

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

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: $20,867
• − Mortgage interest: −$2,801
• − Property taxes: −$463
• − Insurance: −$250
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$1,455
• Taxable income: $12,560
• Est. tax owed @ 24.0%: −$3,014
• After-tax cash flow: $9,611/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

+100.7% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $60,000 NWMLS as Distributed by MLS Grid
• 2026-04-02 Listed $65,000 NWMLS as Distributed by MLS Grid
• 2023-06-27 Sold (MLS) $70,000 NWMLS as Distributed by MLS Grid
• 2023-06-12 Pending — NWMLS as Distributed by MLS Grid
• 2023-05-17 Listed $72,500 NWMLS as Distributed by MLS Grid
• 2017-01-31 Sold (MLS) $25,600 NWMLS as Distributed by MLS Grid
• 2017-01-09 Pending — NWMLS as Distributed by MLS Grid
• 2017-01-03 Price Changed $25,600 NWMLS as Distributed by MLS Grid
• 2016-12-15 Relisted — NWMLS as Distributed by MLS Grid
• 2016-12-09 Pending — NWMLS as Distributed by MLS Grid
• 2016-11-07 Listed $29,900 NWMLS as Distributed by MLS Grid

Property tax history

+15.5%/yr

Latest (2026): $463 · +3.8% YoY. Source: county tax records.