1111 Archwood Dr SW #311 · Olympia, WA 98502

$110,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 58 Days on market

Built 1991 $73/sqft · 42% above area Est $78k · 42% over

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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
• Appreciation +10.0/10.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to Friendly Village Senior Living, where comfort meets convenience! This beautiful home boasts a generous living and dining area, a spacious kitchen, an office, and three cozy bedrooms. Enjoy easy access with a sturdy ramp, perfect for heavy items. Relax on the enclosed patio or use it for additional storage. The newly remodeled clubhouse offers luxurious amenities including a spa, a workout room, a modern kitchen, and popular pickleball courts. Pet-friendly (up to 2 pets under 40 lbs), this community requires park approval with a credit score of 675+ and an income of 2.5 times the space rent. Embrace the next phase of your life in this welcoming home!

Key facts

• Pickleball courts
• Spacious kitchen
• Modern kitchen

Tags

• SPACIOUS KITCHEN
• ENCLOSED PATIO
• MODERN KITCHEN
• PICKLEBALL COURTS
• PET FRIENDLY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 2.4% in Olympia — 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 83/100 on livability (#58 in WA, #1,036 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living D-.
• Olympia School District (urban): math 66% / reading 75% proficiency, ranked #17 of 291 in WA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+3.2%/yr); 304 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,222 units permitted in Thurston County in 2024 (508 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Thurston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.87% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.40%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $77,565
• List price: $110,000
• Delta: 41.82%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Archwood Dr SW #285	0.07mi	2/2.0	1,431 (-5%)	1mo	$105,000	$73	87
1111 Archwood Dr SW #306	0.05mi	3/2.0 (+1)	1,568 (+4%)	4mo	$75,000	$48	83
1111 Archwood Dr SW #204	0.18mi	2/2.0	1,440 (-5%)	7mo	$95,000	$66	78
1111 Archwood Dr SW #327	0.02mi	3/2.0 (+1)	1,404 (-7%)	8mo	$215,000	$153	76
1111 Archwood Dr SW #200	0.19mi	2/2.0	1,344 (-11%)	1mo	$60,000	$45	72
1111 Archwood Dr SW #429	0.27mi	3/2.0 (+1)	1,528 (+1%)	10mo	$75,000	$49	72
1111 Archwood Dr SW #263	0.10mi	2/2.0	1,320 (-13%)	7mo	$85,000	$64	68
1111 Archwood Dr SW #202	0.18mi	3/2.0 (+1)	1,568 (+4%)	14mo	$110,000	$70	68
1111 Archwood Dr SW #213	0.20mi	3/2.0 (+1)	1,568 (+4%)	14mo	$150,000	$96	68
1111 Archwood Dr SW #418	0.19mi	3/2.0 (+1)	1,344 (-11%)	2mo	$22,000	$16	66
1111 Archwood Dr SW #374	0.14mi	2/2.0	1,344 (-11%)	16mo	$64,500	$48	61
1111 Archwood Dr SW #242	0.14mi	3/2.0 (+1)	1,372 (-9%)	16mo	$145,950	$106	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.16% rent growth · sell at horizon

5-year hold

• IRR: 50.7%
• Equity multiple: 4.78×
• Total profit: $116,500
• Equity at exit: $99,097

10-year hold

• IRR: 44.5%
• Equity multiple: 10.73×
• Total profit: $299,565
• Equity at exit: $213,706

Cash invested: $30,800 (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 98502

• Home prices YoY: 1.8%
• Rents YoY: 3.2%
• Active inventory: 304
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$577
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $883

Break-even live

Break-even rent $939

Max offer price $110,000

Occupancy floor 52%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Yauger Way SW Olympia, WA	1.0–2.0	1.0–2.0	1034	$2,131	$2.06	13d	13	0.34mi
1900 Black Lake Blvd SW Olympia, WA	1.0–3.0	1.0–2.0	925	$1,823	$1.97	13d	13	0.68mi
2010 8th Ct SW Olympia, WA	2.0	2.0	1072	$2,295	$2.14	21d	1	0.74mi
300 Kenyon St NW Olympia, WA	1.0–2.0	1.0–2.0	878	$1,995	$2.27	13d	6	0.78mi
4611 Greenwood Dr SW Olympia, WA	3.0	3.0	1448	$2,495	$1.72	43d	1	0.95mi
2137 Conger Ave NW Unit A Olympia, WA	3.0	2.0	1248	$1,995	$1.60	43d	1	1.08mi
2137 Conger Ave NW Unit C Olympia, WA	3.0	2.0	1248	$1,895	$1.52	43d	1	1.08mi
1626 Madison Ave NW Olympia, WA	2.0	2.0	1064	$2,100	$1.97	13d	1	1.21mi
1415 Evergreen Park Dr SW Olympia, WA	2.0	2.0	1050	$1,735	$1.65	13d	1	1.31mi
5004 4th Way SW Olympia, WA	2.0–3.0	2.0–2.5	1271	$1,845	$1.45	13d	5	1.33mi

Listing history 36 events

1. 2026-06-18
   days on market $110,000 Active 58 DOM
2. 2026-06-17
   days on market $110,000 Active 57 DOM
3. 2026-06-16
   days on market $110,000 Active 56 DOM
4. 2026-06-15
   days on market $110,000 Active 55 DOM
5. 2026-06-14
   days on market $110,000 Active 53 DOM
6. 2026-06-13
   days on market $110,000 Active 52 DOM
7. 2026-06-10
   days on market $110,000 Active 50 DOM
8. 2026-06-09
   days on market $110,000 Active 49 DOM
9. 2026-06-08
   days on market $110,000 Active 48 DOM
10. 2026-06-07
    days on market $110,000 Active 47 DOM
11. 2026-06-05
    days on market $110,000 Active 44 DOM
12. 2026-06-02
    days on market $110,000 Active 42 DOM
13. 2026-06-01
    days on market $110,000 Active 41 DOM
14. 2026-05-31
    days on market $110,000 Active 40 DOM
15. 2026-05-30
    days on market $110,000 Active 39 DOM
16. 2026-04-20
    listed $110,000 Active
17. 2024-10-10
    soldstatus $136,000 Closed
18. 2024-09-13
    status Pending
19. 2024-08-31
    status Active
20. 2024-08-31
    price $129,000
21. 2024-08-20
    status Pending
22. 2024-07-12
    listed $140,000 Active
23. 2023-06-26
    soldstatus $114,000 Closed
24. 2023-06-12
    status Pending
25. 2023-05-22
    listed $120,000 Active
26. 2019-09-13
    soldstatus $37,650 Sold
27. 2019-08-31
    status Pending
28. 2019-08-26
    status Active
29. 2019-08-23
    status Pending
30. 2019-08-20
    listed $39,900 Active
31. 2010-12-17
    soldstatus $32,000 Sold
32. 2010-12-06
    status Pending
33. 2010-10-28
    price $32,000
34. 2010-10-06
    listed $44,000 Active
35. 2005-08-19
    soldstatus $42,000
36. 2005-03-09
    listed $44,000

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,684
• − Mortgage interest: −$6,162
• − Property taxes: −$1,432
• − Insurance: −$550
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$3,200
• Taxable income: $9,391
• Est. tax owed @ 24.0%: −$2,254
• After-tax cash flow: $8,342/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: Olympia School District
• NCES district ID: 5306180
• Math proficiency: 66% ▼ -2.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $63,852
• Composite: 62.27/100
• National rank: #1438
• State rank: #17 of 291 in WA

Livability — Olympia

• Score: 83/100
• State rank: #58
• US rank: #1036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olympia, WA
• County: Thurston County · 269,345 people
• City population: 98,428
• Metro: Olympia-Lacey-Tumwater, WA
• Population (ZIP): 35,398
• Household income: $92,207
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1811.0

Population outlook (Thurston County) Hauer SSP2

• Today (2025): 308,239 people
• By 2030: 326,483 · +5.9%
• By 2040: 359,890 · +16.8%
• By 2050: 391,800 · +27.1%
• By 2075: 468,024 · +51.8%
• By 2100: 519,890 · +68.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 13% Hispanic / Latino 11% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Italian 5% Portuguese 4% Iranian 3%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 3% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Thurston

• 2024 margin: Strong D (+20.4) · D 58.5% · R 38.1% · Other 3.5%
• 2008→2024 swing: -1.3pp toward R · 2008: 21.7pp · 2024: 20.4pp
• All cycles: 2024: D+20.4 2020: D+18.6 2016: D+15.4 2012: D+19.0 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.49%
• Current HPI: 1056.49
• Rent YoY: ▲ 3.16%
• Metro: Olympia-Lacey-Tumwater, 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

+150.0% since first listed

21 events — show timeline

• 2026-04-20 Listed $110,000 NWMLS as Distributed by MLS Grid
• 2024-10-10 Sold (MLS) $136,000 NWMLS as Distributed by MLS Grid
• 2024-09-13 Pending — NWMLS as Distributed by MLS Grid
• 2024-08-31 Relisted — NWMLS as Distributed by MLS Grid
• 2024-08-31 Price Changed $129,000 NWMLS as Distributed by MLS Grid
• 2024-08-20 Pending — NWMLS as Distributed by MLS Grid
• 2024-07-12 Listed $140,000 NWMLS as Distributed by MLS Grid
• 2023-06-26 Sold (MLS) $114,000 NWMLS as Distributed by MLS Grid
• 2023-06-12 Pending — NWMLS as Distributed by MLS Grid
• 2023-05-22 Listed $120,000 NWMLS as Distributed by MLS Grid
• 2019-09-13 Sold (MLS) $37,650 NWMLS as Distributed by MLS Grid
• 2019-08-31 Pending — NWMLS as Distributed by MLS Grid
• 2019-08-26 Relisted — NWMLS as Distributed by MLS Grid
• 2019-08-23 Pending — NWMLS as Distributed by MLS Grid
• 2019-08-20 Listed $39,900 NWMLS as Distributed by MLS Grid
• 2010-12-17 Sold (MLS) $32,000 NWMLS as Distributed by MLS Grid
• 2010-12-06 Pending — NWMLS as Distributed by MLS Grid
• 2010-10-28 Price Changed $32,000 NWMLS as Distributed by MLS Grid
• 2010-10-06 Listed $44,000 NWMLS as Distributed by MLS Grid
• 2005-08-19 Sold (MLS) $42,000 NWMLS as Distributed by MLS Grid
• 2005-03-09 Listed $44,000 NWMLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2026): $1,432 · +29.9% YoY. Source: county tax records.