930 Mountain Villa Loop · Enumclaw, WA 98022

$45,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 2 Days on market

Manufactured home 55+ age-restricted Built 1986 Good condition $54/sqft · 57% below area

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Why this score? — see what drove the C 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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.2

Listing remarks

Simple Enumclaw living! Located in the 55+ neighborhood of Mountain Villa Estates, this home is tastefully updated with fresh paint, new appliances & new LVP flooring. 2Bed/1Bath and 840 sq. ft. with an open floor plan and in-home laundry connections. Generous covered front porch & a small yard offer space to enjoy the outdoors. Carport +1 extra space and a dedicated storage shed. The neighborhood offers valuable amenities with an active clubhouse, open park spaces & RV storage. Located just off Hwy 410, moments from the Foothills Trail, local grocery stores, and restaurants. Roof, plumbing, windows, and wiring have been updated over the years.

Key facts

• Covered front porch
• Open floor plan
• Active clubhouse

Tags

• OPEN FLOOR PLAN
• IN HOME LAUNDRY CONNECTIONS
• COVERED FRONT PORCH
• ACTIVE CLUBHOUSE
• OPEN PARK SPACES
• RV STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 29.2% vs local median 2.3% 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.
• Zoned schools: Southwood Elementary School (345 students, 38% FRL); Enumclaw Middle School (509 students, 38% FRL); Enumclaw Sr High School (1,339 students, 28% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 323 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• This rent is only 15% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k 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 21y ago; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $45k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $45,000

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: 3.29% ✓
• Cap rate: 29.20%
• Cash-on-cash: 81.83%
• DSCR: 4.64
• GRM: 2.5

CMA / ARV

• ARV (median comp): $105,000
• List price: $45,000
• Delta: -52.43%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Mt Villa Loop	0.02mi	2/2.0	980 (+17%)	1mo	$89,950	$92	69
806 Pine Dr	0.09mi	2/2.0	1,040 (+24%)	1mo	$105,000	$101	66
1059 Lafromboise St	0.48mi	2/1.0	890 (+6%)	2mo	$550,000	$618	66
2135 Roosevelt Ave	0.51mi	2/1.0	940 (+12%)	1mo	$501,500	$534	56
1329 Porter St	0.52mi	2/1.0	960 (+14%)	2mo	$459,500	$479	50
3224 Division St	1.25mi	2/1.0	910 (+8%)	2mo	$430,000	$473	49
405 Johnson St	0.55mi	3/1.0 (+1)	1,010 (+20%)	0mo	$519,950	$515	44
1940 Wilson Ave	1.07mi	2/1.0	940 (+12%)	1mo	$405,000	$431	44
3011 Division St	1.11mi	2/1.0	688 (-18%)	3mo	$405,500	$589	38
3404 McHugh Pl	1.36mi	3/1.0 (+1)	1,000 (+19%)	1mo	$510,000	$510	34
1975 Wilson Ave	1.11mi	2/2.0	1,040 (+24%)	2mo	$465,000	$447	34
1916 Wilson Ave	1.07mi	3/1.0 (+1)	1,040 (+24%)	3mo	$495,000	$476	33

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: 83.6%
• Equity multiple: 4.92×
• Total profit: $49,444
• Equity at exit: $6,710

10-year hold

• IRR: 87.2%
• Equity multiple: 10.68×
• Total profit: $122,010
• Equity at exit: $3,891

Cash invested: $12,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $15,000 ($16/sqft)
• Median days on market: 176 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +693.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98022

• Rents YoY: 4.3%
• Active inventory: 323
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $859

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 37%

Sensitivity live

Price	-10% $890	-5% $875	+0% $859	+5% $844	+10% $828
Rent	-10% $742	-5% $801	+0% $859	+5% $918	+10% $976
Rate	-1.0pp $882	-0.5pp $871	base $859	+0.5pp $848	+1.0pp $836

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: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	7d	1	0.25mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	31d	1	0.25mi
141 Leos Pl Enumclaw, WA	2.0	1.0	850	$1,825	$2.15	73d	1	0.34mi
141 Leos Pl Enumclaw, WA	2.0	1.0	850	$1,850	$2.18	93d	1	0.34mi
750 Watson St N Enumclaw, WA	1.0–2.0	1.0	771	$1,865	$2.42	7d	5	0.36mi
717 Myrtine St Apt D Enumclaw, WA	2.0	1.0	846	$1,875	$2.22	7d	1	0.41mi
653 Myrtine St Unit A Enumclaw, WA	2.0	1.0	850	$1,695	$1.99	23d	1	0.41mi
653 Myrtine St Unit D Enumclaw, WA	2.0	1.0	850	$1,650	$1.94	7d	1	0.41mi
615 Watson St N Unit 617B Enumclaw, WA	2.0	1.0	960	$1,999	$2.08	37d	1	0.44mi
312 Charwila Ln Enumclaw, WA	2.0	1.0	894	$1,750	$1.96	61d	1	0.70mi
250 Charwila Ln Enumclaw, WA	2.0	1.0	894	$1,750	$1.96	17d	1	0.71mi
2630 Warner Ave Enumclaw, WA	1.0–2.0	1.0	762	$2,000	$2.62	7d	1	0.78mi
219 Semanski St Enumclaw, WA	2.0	1.0	700	$1,650	$2.36	7d	1	0.90mi
320 Chinook Ave Enumclaw, WA	2.0	1.0–2.0	831	$1,938	$2.33	7d	8	1.04mi
3011 Division St Enumclaw, WA	2.0	1.0	688	$2,150	$3.12	67d	1	1.10mi

Listing history 50 events

1. 2026-08-08
   days on market $45,000 Active 2 DOM
2. 2026-08-07
   pricedays on marketlisting id $45,000 Active 1 DOM
3. 2026-07-31
   days on market $49,950 Active 129 DOM
4. 2026-07-30
   days on market $49,950 Active 127 DOM
5. 2026-07-28
   days on market $49,950 Active 126 DOM
6. 2026-07-26
   days on market $49,950 Active 124 DOM
7. 2026-07-24
   days on market $49,950 Active 122 DOM
8. 2026-07-23
   days on market $49,950 Active 121 DOM
9. 2026-07-22
   days on market $49,950 Active 120 DOM
10. 2026-07-21
    days on market $49,950 Active 119 DOM
11. 2026-07-20
    days on market $49,950 Active 118 DOM
12. 2026-07-18
    days on market $49,950 Active 116 DOM
13. 2026-07-18
    days on market $49,950 Active 115 DOM
14. 2026-07-16
    pricedays on market $49,950 Active 114 DOM
15. 2026-07-15
    days on market $54,950 Active 113 DOM
16. 2026-07-14
    days on market $54,950 Active 112 DOM
17. 2026-07-13
    days on market $54,950 Active 111 DOM
18. 2026-07-13
    days on market $54,950 Active 110 DOM
19. 2026-07-11
    days on market $54,950 Active 109 DOM
20. 2026-07-10
    days on market $54,950 Active 108 DOM
21. 2026-07-09
    days on market $54,950 Active 107 DOM
22. 2026-07-07
    days on market $54,950 Active 105 DOM
23. 2026-07-06
    days on market $54,950 Active 104 DOM
24. 2026-07-06
    days on market $54,950 Active 103 DOM
25. 2026-07-05
    days on market $54,950 Active 102 DOM
26. 2026-07-03
    days on market $54,950 Active 101 DOM
27. 2026-07-02
    days on market $54,950 Active 100 DOM
28. 2026-07-01
    days on market $54,950 Active 99 DOM
29. 2026-06-30
    days on market $54,950 Active 98 DOM
30. 2026-06-29
    days on market $54,950 Active 97 DOM
31. 2026-06-28
    days on market $54,950 Active 96 DOM
32. 2026-06-27
    days on market $54,950 Active 95 DOM
33. 2026-06-26
    days on market $54,950 Active 94 DOM
34. 2026-06-24
    days on market $54,950 Active 92 DOM
35. 2026-06-22
    days on market $54,950 Active 90 DOM
36. 2026-06-21
    days on market $54,950 Active 89 DOM
37. 2026-06-18
    days on market $54,950 Active 86 DOM
38. 2026-06-17
    days on market $54,950 Active 85 DOM
39. 2026-06-16
    days on market $54,950 Active 84 DOM
40. 2026-06-15
    days on market $54,950 Active 83 DOM
41. 2026-06-13
    days on market $54,950 Active 81 DOM
42. 2026-06-09
    days on market $54,950 Active 77 DOM
43. 2026-06-08
    days on market $54,950 Active 76 DOM
44. 2026-06-07
    days on market $54,950 Active 75 DOM
45. 2026-06-04
    days on market $54,950 Active 72 DOM
46. 2026-06-03
    days on market $54,950 Active 71 DOM
47. 2026-06-02
    days on market $54,950 Active 70 DOM
48. 2026-06-01
    days on market $54,950 Active 69 DOM
49. 2026-05-31
    days on market $54,950 Active 68 DOM
50. 2026-05-19
    price $54,950

ⓘ 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) · 55% 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: $17,775
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$1,309
• Taxable income: $10,201
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $7,862/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,200–$12,600 screening

This home is in good condition with recent updates, making it move-in ready. It offers a good balance of curb appeal and interior updates.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑
• Both paint interior walls — fresh paint enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Southwood Elementary School Middle Enumclaw Middle School High Enumclaw Sr High School

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

A Composite livability gradescore 88/100

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 · 2,576,485 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: 7% of renters

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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%

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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%

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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

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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

+174.8% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $54,950 NWMLS as Distributed by MLS Grid
• 2026-03-24 Listed $59,950 NWMLS as Distributed by MLS Grid
• 2025-11-21 Sold (MLS) $12,000 NWMLS as Distributed by MLS Grid
• 2025-11-04 Pending — NWMLS as Distributed by MLS Grid
• 2025-10-14 Listed $20,000 NWMLS as Distributed by MLS Grid
• 2005-09-23 Listed — NWMLS as Distributed by MLS Grid