100 Lake Chelan Shores Dr Unit 16-4 P

Chelan, WA 98816

$1,000C-

1 bd · 1.0 ba · 502 sqft · Built 1991 · Timeshare · Active · 328 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,064/mo
• Mortgage (P&I): −$5
• Tax + insurance: −$2
• HOA: −$120
• Vac / Maint / Mgmt: −$223
• Net cashflow: $714/mo
• Annual: $8,565/yr
• Cap rate: 862.84%
• Cash-on-cash: 3059.11%
• DSCR: 137.11
• 1% rule: 106.42%
• Cash to close: $280

Investor read

• This is a 1-bed/1.0-bath timeshare listed at $1k.
• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• It's been on market 328 days — a 12% lower offer ($880) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $880 (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $7 of loan paydown is wiped out by about $30 of value loss. Plan a longer hold.
• Location reads 83/100 on livability (#50 in WA, #900 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, housing A-; Watch: cost of living D-.
• Lake Chelan School District (town): math 41% / reading 55% proficiency, ranked #161 of 291 in WA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chelan Middle School (324 students, 65% FRL).
• Market conditions: 344 active listings in the ZIP; 762 units permitted in Chelan County in 2024 (377 in 5+ unit buildings).
• 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 + 3.0% rent growth), your $280 cash investment doubles in ~1 year — after that, you're playing with house money.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 862.8% vs local median 0.5% in Chelan — 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.

Questions for listing agent

• It's been on market 328 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.