930 Mountain Villa Loop · Enumclaw, WA 98022

$54,950

2 bd · 1.5 ba · 840 sqft · SingleFamily · 86 Days on market

Built 1986 $65/sqft · 36% below area Est $85k · 36% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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/1.5 Bath, including one walk-in shower, 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. This is the be

Key facts

• Updated appliances
• Covered front porch
• Open floor plan

Tags

• UPDATED APPLIANCES
• OPEN FLOOR PLAN
• IN HOME LAUNDRY
• COVERED FRONT PORCH
• ACTIVE CLUBHOUSE
• OPEN PARK SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.6% vs local median 2.4% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 223 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $55k implies a 358% 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 $51,653 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 3.54% ✓
• Cap rate: 31.60%
• Cash-on-cash: 90.37%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

• ARV (median comp): $85,346
• List price: $54,950
• Delta: -35.62%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Lafromboise St	0.65mi	2/1.0	840 (0%)	2mo	$530,000	$631	66
1206 Porter St	0.52mi	2/1.0	820 (-2%)	6mo	$398,800	$486	64
1144 Lafromboise St	0.56mi	2/1.0	850 (+1%)	11mo	$460,000	$541	61
1101 Wells St	0.43mi	2/1.0	920 (+10%)	3mo	$462,000	$502	59
1329 Porter St	0.52mi	2/1.0	960 (+14%)	1mo	$459,500	$479	49
2016 Initial Ave	0.72mi	2/1.5	800 (-5%)	12mo	$525,000	$656	48
1702 Griffin Ave	0.74mi	2/1.0	760 (-10%)	22mo	$439,900	$579	29

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: 92.6%
• Equity multiple: 5.39×
• Total profit: $67,544
• Equity at exit: $8,193

10-year hold

• IRR: 95.7%
• Equity multiple: 11.72×
• Total profit: $165,008
• Equity at exit: $4,751

Cash invested: $15,386 (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 98022

• Rents YoY: 4.3%
• Active inventory: 223
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,159

Break-even live

Break-even rent $481

Max offer price $54,950

Occupancy floor 36%

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: $13,738
• Closing costs: $1,648
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	1d	1	0.25mi
141 Leos Pl Enumclaw, WA	2.0	1.0	850	$1,825	$2.15	24d	1	0.34mi
141 Leos Pl Enumclaw, WA	2.0	1.0	850	$1,850	$2.18	43d	1	0.34mi
750 Watson St N Enumclaw, WA	1.0–2.0	1.0	771	$1,842	$2.39	1d	6	0.36mi
653 Myrtine St Unit A Enumclaw, WA	2.0	1.0	850	$1,895	$2.23	21d	1	0.41mi
615 Watson St N Unit 617B Enumclaw, WA	2.0	1.0	960	$1,999	$2.08	1d	1	0.44mi
312 Charwila Ln Enumclaw, WA	2.0	1.0	894	$1,750	$1.96	12d	1	0.70mi
250 Charwila Ln Enumclaw, WA	2.0	1.0	894	$1,750	$1.96	2d	1	0.71mi
2630 Warner Ave Enumclaw, WA	1.0–2.0	1.0	762	$2,000	$2.62	1d	1	0.78mi
320 Chinook Ave Enumclaw, WA	2.0–3.0	1.0–2.0	923	$1,890	$2.05	1d	7	1.04mi
3011 Division St Enumclaw, WA	2.0	1.0	688	$2,150	$3.12	18d	1	1.10mi

Listing history 19 events

1. 2026-06-18
   days on market $54,950 Active 86 DOM
2. 2026-06-17
   days on market $54,950 Active 85 DOM
3. 2026-06-16
   days on market $54,950 Active 84 DOM
4. 2026-06-15
   days on market $54,950 Active 83 DOM
5. 2026-06-13
   days on market $54,950 Active 81 DOM
6. 2026-06-09
   days on market $54,950 Active 77 DOM
7. 2026-06-08
   days on market $54,950 Active 76 DOM
8. 2026-06-07
   days on market $54,950 Active 75 DOM
9. 2026-06-04
   days on market $54,950 Active 72 DOM
10. 2026-06-03
    days on market $54,950 Active 71 DOM
11. 2026-06-02
    days on market $54,950 Active 70 DOM
12. 2026-06-01
    days on market $54,950 Active 69 DOM
13. 2026-05-31
    days on market $54,950 Active 68 DOM
14. 2026-05-19
    price $54,950
15. 2026-03-24
    listed $59,950 Active
16. 2025-11-21
    soldstatus $12,000 Closed
17. 2025-11-04
    status Pending
18. 2025-10-14
    listed $20,000 Active
19. 2005-09-23
    listed

ⓘ 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: $23,369
• − Mortgage interest: −$3,078
• − Property taxes: −$824
• − Insurance: −$275
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$1,599
• Taxable income: $13,854
• Est. tax owed @ 24.0%: −$3,325
• After-tax cash flow: $10,579/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: 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

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 · 2,251,916 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: 382.0

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%

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%

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

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