1608 N Western #27 · Wenatchee, WA 98801

$64,995

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 74 Days on market

Manufactured home Built 1977 850 sqft lot $89/sqft · at area comps Est $67k · at est.

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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 +8.7/15.0
• 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

Spotless and well maintained MFG home in over 55 park. Home is financeable (special financing available). New paint in and out. Furnace and AC well maintained. Storm windows. Lots of natural light Great location in park with grass yard and garden area. Storage shed included. Cat in home (she lies. .. she must stay inside and not go out). Park fee is among the lowest in area. Park is paved and well maintained. Only one small pet allowed, cat or dog but just one.

Key facts

• Garden area
• Natural light
• Storage shed

Tags

• WELL MAINTAINED
• NATURAL LIGHT
• GRASS YARD
• GARDEN AREA
• STORAGE SHED
• PAVED PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 2.8% 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.
• Zoned schools: John Newbery Elementary (420 students, 54% FRL); Foothills Middle School (578 students, 55% FRL); Wenatchee High School (2,076 students, 56% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents flat; 333 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 762 units permitted in Chelan County in 2024 (377 in 5+ unit buildings).
• This rent is only 18% of the median local income ($81k/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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $61,095 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1977 — 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: 1.86% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.33%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (median comp): $66,750
• List price: $64,995
• Delta: -2.63%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.20×
• Total profit: $21,877
• Equity at exit: $9,691

10-year hold

• IRR: 35.7%
• Equity multiple: 3.95×
• Total profit: $53,714
• Equity at exit: $5,620

Cash invested: $18,199 (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: 333
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $551

Break-even live

Break-even rent $509

Max offer price $64,995

Occupancy floor 49%

Sensitivity live

Price	-10% $588	-5% $569	+0% $551	+5% $533	+10% $514
Rent	-10% $456	-5% $503	+0% $551	+5% $599	+10% $646
Rate	-1.0pp $584	-0.5pp $567	base $551	+0.5pp $534	+1.0pp $517

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: $16,249
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Central Ave Wenatchee, WA	1.0–3.0	1.0	698	$1,728	$2.48	46d	6	0.90mi
1417 5th St Wenatchee, WA	1.0	1.0	633	$850	$1.34	46d	1	1.32mi

Listing history 19 events

1. 2026-06-23
   days on market $64,995 Active 74 DOM
2. 2026-06-22
   days on market $64,995 Active 73 DOM
3. 2026-06-19
   days on market $64,995 Active 71 DOM
4. 2026-06-18
   days on market $64,995 Active 70 DOM
5. 2026-06-17
   days on market $64,995 Active 69 DOM
6. 2026-06-16
   days on market $64,995 Active 68 DOM
7. 2026-06-15
   days on market $64,995 Active 67 DOM
8. 2026-06-14
   days on market $64,995 Active 65 DOM
9. 2026-06-13
   days on market $64,995 Active 64 DOM
10. 2026-06-10
    days on market $64,995 Active 62 DOM
11. 2026-06-09
    days on market $64,995 Active 61 DOM
12. 2026-06-08
    days on market $64,995 Active 60 DOM
13. 2026-06-07
    days on market $64,995 Active 59 DOM
14. 2026-06-05
    days on market $64,995 Active 56 DOM
15. 2026-06-02
    days on market $64,995 Active 54 DOM
16. 2026-06-01
    days on market $64,995 Active 53 DOM
17. 2026-05-31
    days on market $64,995 Active 52 DOM
18. 2026-05-30
    days on market $64,995 Active 51 DOM
19. 2026-04-09
    listed $64,995 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: $409 · $34/mo
• Projected year-2 tax: $637 · $53/mo
• Expected delta: +$228/yr (+$19/mo · 55.9%)

ⓘ 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: $14,475
• − Mortgage interest: −$3,641
• − Property taxes: −$409
• − Insurance: −$325
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$1,891
• Taxable income: $5,894
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $5,197/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

1 event — show timeline

• 2026-04-09 Listed $64,995 NWMLS as Distributed by MLS Grid

Property tax history

+15.4%/yr

Latest (2026): $409 · +3.7% YoY. Source: county tax records.