1247 Orangewood St #20 · Enumclaw, WA 98022

$290,000

2 bd · 2.0 ba · 1,342 sqft · Manufactured · 365 Days on market

Manufactured home 55+ age-restricted Built 2025 Good condition $216/sqft · 14% below area Est $336k · 14% under ↓ 8% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +13.7/15.0
• Cash flow +10.6/30.0
• Schools +5.5/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.0

Listing remarks

$25K BUYER BONUS WITH FULL PRICE OFFER! Welcome to Crystal Mt MHC, a 55+ land lease community! Pass through the gates & fall in love w/ the Cottage a perfect blend of affordability & function! Open concept layout, 2BR + open flex space perfect for office & dining area. Enjoy a touch of country charm w/ board & batten siding & a recessed covered entry. Kitchen features SS appliances, SS front apron sink, white cabinets, quartz, drop pendents & recessed lighting. Primary suite offers a walk-in closet, double sinks & a walk-in shower w/ built-in benches. Front & back landscaping, plus a fenced yard will be completed.

Key facts

• White cabinets
• Ss appliances
• Quartz

Tags

• OPEN CONCEPT LAYOUT
• BOARD AND BATTEN SIDING
• RECESSED COVERED ENTRY
• SS APPLIANCES
• WHITE CABINETS
• QUARTZ

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (35.9% below list).
• Recommended offer: $186k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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: Byron Kibler Elementary School (434 students, 41% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,794 (35.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $336,450
• List price: $290,000
• Delta: -13.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1413 Orangewood St #21	0.00mi	2/2.0	1,342 (0%)	6mo	$265,000	$197	95
2048 Paradise Ave #13	0.05mi	2/2.0	1,440 (+7%)	1mo	$384,950	$267	84
2109 Timber St #39	0.15mi	2/2.0	1,296 (-3%)	4mo	$340,000	$262	84
1736 Timber St #115	0.03mi	2/2.0	1,440 (+7%)	3mo	$344,000	$239	84
2076 Paradise Ave #15	0.03mi	2/2.0	1,440 (+7%)	8mo	$335,000	$233	80
2108 Crystal Mountain Dr #86	0.12mi	2/2.0	1,450 (+8%)	4mo	$342,900	$236	78
2063 Crystal Mountain Dr #107	0.12mi	2/2.0	1,440 (+7%)	6mo	$450,135	$313	77
1638 Glacier St	0.13mi	2/2.0	1,450 (+8%)	10mo	$417,000	$288	72
2076 Crystal Mountain Dr #89	0.11mi	3/2.0 (+1)	1,485 (+11%)	4mo	$332,900	$224	68
2234 Sunset Ave	0.51mi	2/2.0	1,488 (+11%)	5mo	$115,000	$77	54
2257 Estero Ave	0.42mi	3/2.0 (+1)	1,188 (-12%)	5mo	$85,000	$72	52
2375 Rincon Ave #121	0.54mi	3/2.0 (+1)	1,512 (+13%)	8mo	$225,000	$149	42

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: -28.8%
• Equity multiple: 0.03×
• Total profit: $-78,625
• Equity at exit: $43,240

10-year hold

• IRR: -23.8%
• Equity multiple: -0.25×
• Total profit: $-101,800
• Equity at exit: $25,074

Cash invested: $81,200 (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: 6 active · 4 under contract
• Months of supply: 3.3 mo (31%/mo absorbed)
• Median asking: $316,775 ($263/sqft)
• Median days on market: 49 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -4.7% vs 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: 13.0×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-536

Break-even live

Break-even rent $2,537

Max offer price $212,389

Occupancy floor —

Sensitivity live

Price	-10% $-336	-5% $-436	+0% $-536	+5% $-637	+10% $-737
Rent	-10% $-683	-5% $-610	+0% $-536	+5% $-463	+10% $-390
Rate	-1.0pp $-390	-0.5pp $-463	base $-536	+0.5pp $-611	+1.0pp $-688

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: $72,500
• Closing costs: $8,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
556 Bondgard Ave E Enumclaw, WA	3.0	2.0	1480	$2,995	$2.02	59d	1	0.98mi
615 Watson St N Unit 617B Enumclaw, WA	2.0	1.0	960	$1,999	$2.08	37d	1	1.24mi
124 Jewell St Enumclaw, WA	3.0	1.5	1540	$3,200	$2.08	93d	1	1.37mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	31d	1	1.46mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	7d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $290,000 Active 365 DOM
2. 2026-08-06
   days on market $290,000 Active 363 DOM
3. 2026-08-05
   days on market $290,000 Active 362 DOM
4. 2026-08-04
   days on market $290,000 Active 361 DOM
5. 2026-08-03
   days on market $290,000 Active 360 DOM
6. 2026-07-31
   days on market $290,000 Active 357 DOM
7. 2026-07-30
   days on market $290,000 Active 355 DOM
8. 2026-07-28
   days on market $290,000 Active 354 DOM
9. 2026-07-26
   days on market $290,000 Active 352 DOM
10. 2026-07-24
    days on market $290,000 Active 350 DOM
11. 2026-07-23
    days on market $290,000 Active 349 DOM
12. 2026-07-22
    days on market $290,000 Active 348 DOM
13. 2026-07-21
    days on market $290,000 Active 347 DOM
14. 2026-07-20
    days on market $290,000 Active 346 DOM
15. 2026-07-18
    days on market $290,000 Active 344 DOM
16. 2026-07-18
    days on market $290,000 Active 343 DOM
17. 2026-07-16
    days on market $290,000 Active 342 DOM
18. 2026-07-15
    days on market $290,000 Active 341 DOM
19. 2026-07-14
    days on market $290,000 Active 340 DOM
20. 2026-07-13
    days on market $290,000 Active 339 DOM
21. 2026-07-13
    days on market $290,000 Active 338 DOM
22. 2026-07-11
    days on market $290,000 Active 337 DOM
23. 2026-07-10
    days on market $290,000 Active 336 DOM
24. 2026-07-09
    days on market $290,000 Active 335 DOM
25. 2026-07-07
    days on market $290,000 Active 333 DOM
26. 2026-07-06
    days on market $290,000 Active 332 DOM
27. 2026-07-06
    days on market $290,000 Active 331 DOM
28. 2026-07-05
    days on market $290,000 Active 330 DOM
29. 2026-07-03
    days on market $290,000 Active 329 DOM
30. 2026-07-02
    days on market $290,000 Active 328 DOM
31. 2026-07-01
    days on market $290,000 Active 327 DOM
32. 2026-06-30
    days on market $290,000 Active 326 DOM
33. 2026-06-29
    days on market $290,000 Active 325 DOM
34. 2026-06-28
    days on market $290,000 Active 324 DOM
35. 2026-06-27
    days on market $290,000 Active 323 DOM
36. 2026-06-26
    days on market $290,000 Active 322 DOM
37. 2026-06-24
    days on market $290,000 Active 320 DOM
38. 2026-06-22
    days on market $290,000 Active 318 DOM
39. 2026-06-21
    days on market $290,000 Active 317 DOM
40. 2026-06-18
    days on market $290,000 Active 314 DOM
41. 2026-06-17
    days on market $290,000 Active 313 DOM
42. 2026-06-16
    days on market $290,000 Active 312 DOM
43. 2026-06-15
    days on market $290,000 Active 311 DOM
44. 2026-06-13
    days on market $290,000 Active 309 DOM
45. 2026-06-09
    days on market $290,000 Active 305 DOM
46. 2026-06-08
    days on market $290,000 Active 304 DOM
47. 2026-06-07
    days on market $290,000 Active 303 DOM
48. 2026-06-04
    days on market $290,000 Active 300 DOM
49. 2026-06-03
    days on market $290,000 Active 299 DOM
50. 2026-06-02
    days on market $290,000 Active 298 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥84°F today · 13 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: $22,295
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$8,436
• Taxable loss: −$11,753
• Est. tax savings @ 24.0%: +$2,821
• After-tax cash flow: $-3,616/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,710–$20,130 screening

This manufactured home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic repairs needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental 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 Byron Kibler 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

-7.9% since first listed

2 events — show timeline

• 2025-11-11 Price Changed $290,000 NWMLS as Distributed by MLS Grid
• 2025-08-08 Listed $315,000 NWMLS as Distributed by MLS Grid