134 Mowich Way · Ashford, WA 98304

$299,500

2 bd · 2.0 ba · 924 sqft · Other public records · 39 Days on market

Built 1984 8,276 sqft lot $324/sqft · at area comps Est $288k · at est. $25/mo HOA · 1% of rent

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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 +17.6/30.0
• Appreciation +6.0/10.0
• ARV discount +5.7/15.0
• DSCR +5.5/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for your perfect vacation getaway in the beautiful Ashford, WA area? This fully updated manufactured home in Paradise Estates offers comfort, convenience, and proven income potential. Featuring 2 bedrooms and 2 bathrooms, this home is located just 3 miles from the entrance to Mount Rainier, making it an ideal base for year-round adventure. The home has been thoughtfully updated and includes a newer roof installed in 2022. Enjoy outdoor living with two covered porches, perfect for relaxing after a day of exploring. Two storage sheds provide plenty of extra space for tools, gear, or seasonal items. This property has a strong rental history, having operated as a fully furnished rental

Key facts

• Newer roof
• Two storage sheds
• Two covered porches

Tags

• UPDATED MANUFACTURED HOME
• NEWER ROOF
• TWO COVERED PORCHES
• TWO STORAGE SHEDS
• STRONG RENTAL HISTORY
• TURNKEY OPPORTUNITY

Property features AI

Finance

• Other: Community pool
• Financial info: Listing terms: Cash or Conventional
• HOA & community: HOA: Paradise Community Club, Inc.; Annual association fee of $300

Exterior

• Parking: Off-street parking; 2 uncovered parking spaces
• Utilities: Propane energy source; Community water (Paradise Estates); Septic tank sewer; Power by LCPUD
• Home design: Manufactured home (single wide) on land; One story; Main entry; Home faces south; Has view; Redman Brighton Manor model
• Construction: Built or effective year 1984; Wood construction; Composition roof; Manufactured house structure
• Exterior features: Wood exterior products; Outdoor fireplace; Rooftop deck; Paved lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Vinyl plank flooring; Carpet
• Bathrooms: 2 full bathrooms (both on main level); 2 bathtubs
• Heating & cooling: Wall furnace heating; Insert cooling (listed as 'Insert' and 'None')
• Interior features: Dishwasher; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (8.2% below list).
• Recommended offer: $275k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#543 in WA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A-, housing B; Watch: employment C-, health & safety C-, schools F.
• Eatonville School District (rural): math 45% / reading 60% proficiency, ranked #116 of 291 in WA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.0% local appreciation)).
• Lewis County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $274,861 (8.2% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.92% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $287,925
• List price: $299,500
• Delta: 4.02%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

2.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.42×
• Total profit: $35,624
• Equity at exit: $118,417

10-year hold

• IRR: 11.1%
• Equity multiple: 2.50×
• Total profit: $125,775
• Equity at exit: $170,742

Cash invested: $83,860 (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 98304

• Home prices YoY: 0.7%
• Active inventory: 43
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,749 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$218 /mo · $2,612/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $233

Break-even live

Break-even rent $2,453

Max offer price $299,500

Occupancy floor 87%

Sensitivity live

Price	-10% $403	-5% $318	+0% $233	+5% $149	+10% $64
Rent	-10% $16	-5% $125	+0% $233	+5% $342	+10% $450
Rate	-1.0pp $384	-0.5pp $309	base $233	+0.5pp $156	+1.0pp $77

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 22 events

1. 2026-06-21
   days on market $299,500 Active 39 DOM
2. 2026-06-18
   days on market $299,500 Active 36 DOM
3. 2026-06-17
   days on market $299,500 Active 35 DOM
4. 2026-06-16
   days on market $299,500 Active 34 DOM
5. 2026-06-15
   days on market $299,500 Active 33 DOM
6. 2026-06-13
   days on market $299,500 Active 31 DOM
7. 2026-06-09
   days on market $299,500 Active 27 DOM
8. 2026-06-08
   days on market $299,500 Active 26 DOM
9. 2026-06-07
   days on market $299,500 Active 25 DOM
10. 2026-06-04
    days on market $299,500 Active 22 DOM
11. 2026-06-03
    days on market $299,500 Active 21 DOM
12. 2026-06-02
    days on market $299,500 Active 20 DOM
13. 2026-06-01
    days on market $299,500 Active 19 DOM
14. 2026-05-31
    days on market $299,500 Active 18 DOM
15. 2026-05-13
    listed $299,500 Active
16. 2023-05-30
    soldstatus $270,000 Closed
17. 2023-05-13
    status Pending
18. 2023-05-03
    listed $299,900 Active
19. 2019-09-03
    soldstatus $109,000
20. 2017-01-12
    soldstatus $31,000
21. 2017-01-12
    listed $31,000
22. 2017-01-10
    soldstatus $31,000

ⓘ 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: $2,612 · $218/mo
• Projected year-2 tax: $2,935 · $245/mo
• Expected delta: +$323/yr (+$27/mo · 12.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 10 d/yr ≥84°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,983
• − Mortgage interest: −$16,777
• − Property taxes: −$2,612
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,639
• − Management: −$2,639
• − HOA: −$300
• − Depreciation: −$8,713
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $3,326/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: Eatonville School District
• NCES district ID: 5302370
• Math proficiency: 45% ▼ -1.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $58,370
• Composite: 47.54/100
• National rank: #4971
• State rank: #116 of 291 in WA

Livability — Ashford

• Score: 56/100
• State rank: #543
• US rank: #22815

Category grades

Amenities F Commute F Cost of living A- Crime A Employment C- Housing B Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 867

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 12% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 11% Italian 7% English 6%
• Foreign-born: 3%
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 4%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.02%
• Current HPI: 289.5128
• Rent YoY: —
• Metro: —
• 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

+866.1% since first listed

8 events — show timeline

• 2026-05-13 Listed $299,500 NWMLS as Distributed by MLS Grid
• 2023-05-30 Sold (MLS) $270,000 NWMLS as Distributed by MLS Grid
• 2023-05-13 Pending — NWMLS as Distributed by MLS Grid
• 2023-05-03 Listed $299,900 NWMLS as Distributed by MLS Grid
• 2019-09-03 Sold (Public Records) $109,000 Public Records
• 2017-01-12 Listed $31,000 NWMLS as Distributed by MLS Grid
• 2017-01-12 Sold (MLS) $31,000 NWMLS as Distributed by MLS Grid
• 2017-01-10 Sold (Public Records) $31,000 Public Records

Property tax history

+10.6%/yr

Latest (2026): $2,612 · +52.4% YoY. Source: county tax records.