1630 Kimberly Ave · Enumclaw, WA 98022

$149,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 295 Days on market

Built 1997 Average condition $125/sqft · 50% below area Est $299k · 50% under ↓ 40% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Love where you live in this well cared for manufactured double wide home built in 1992. Crystalaire Mobile Home Park is a 55+ community. This corner lot property boast 2 spacious bedrooms, an open concept kitchen to living room area, covered carport, and a well cared for out building for storage. 1200 sq feet, corner lot, fenced yard and oodles of storage space. See this property today.

Key facts

• Open concept kitchen
• Fenced yard
• Covered carport

Tags

• CORNER LOT
• FENCED YARD
• OPEN CONCEPT KITCHEN
• COVERED CARPORT
• OUT BUILDING FOR STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.4% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 223 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $298,950
• List price: $149,900
• Delta: -49.86%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2257 Estero Ave	0.07mi	3/2.0 (+1)	1,188 (-1%)	4mo	$85,000	$72	87
2311 Sunset Ave	0.13mi	2/2.0	1,056 (-12%)	2mo	$85,000	$80	72
2109 Timber St #39	0.32mi	2/2.0	1,296 (+8%)	2mo	$340,000	$262	70
1504 Sunrise Ave	0.12mi	2/2.0	1,344 (+12%)	12mo	$210,000	$156	64
2230 Estero Ave	0.08mi	3/2.0 (+1)	1,296 (+8%)	16mo	$70,000	$54	64
2259 Rincon Ave	0.08mi	3/2.0 (+1)	1,344 (+12%)	11mo	$207,500	$154	62
2308 Ventura Ave	0.19mi	2/2.0	1,050 (-12%)	11mo	$85,000	$81	61
1413 Orangewood St #21	0.43mi	2/2.0	1,342 (+12%)	5mo	$265,000	$197	56
2096 Crystal Mountain Dr	0.30mi	2/1.5	1,354 (+13%)	14mo	$422,755	$312	51
1960 Timber St #117	0.38mi	2/2.0	1,354 (+13%)	13mo	$384,950	$284	50
28622 SE 434th St	0.56mi	3/2.0 (+1)	1,296 (+8%)	8mo	$645,000	$498	49
2034 Paradise Ave #12	0.39mi	2/2.0	1,354 (+13%)	21mo	$390,000	$288	43

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: 15.7%
• Equity multiple: 1.64×
• Total profit: $26,947
• Equity at exit: $22,351

10-year hold

• IRR: 25.3%
• Equity multiple: 3.35×
• Total profit: $98,471
• Equity at exit: $12,961

Cash invested: $41,972 (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 98022

• Rents YoY: 4.3%
• Active inventory: 223
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,268 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $756

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 62%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	10d	1	0.88mi
615 Watson St N Unit 617B Enumclaw, WA	2.0	1.0	960	$1,999	$2.08	1d	1	1.07mi
750 Watson St N Enumclaw, WA	1.0–2.0	1.0	771	$1,842	$2.39	1d	6	1.12mi
320 Chinook Ave Enumclaw, WA	2.0–3.0	1.0–2.0	923	$1,890	$2.05	1d	7	1.21mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	1d	1	1.24mi
1571 Kibler Ave Enumclaw, WA	3.0	2.0	1200	$2,600	$2.17	20d	1	1.49mi
1571 Kibler Ave Enumclaw, WA	3.0	2.0	1200	$2,600	$2.17	14d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $149,900 Active 295 DOM
2. 2026-06-17
   days on market $149,900 Active 294 DOM
3. 2026-06-16
   days on market $149,900 Active 293 DOM
4. 2026-06-15
   days on market $149,900 Active 292 DOM
5. 2026-06-13
   days on market $149,900 Active 290 DOM
6. 2026-06-09
   days on market $149,900 Active 286 DOM
7. 2026-06-08
   days on market $149,900 Active 285 DOM
8. 2026-06-07
   days on market $149,900 Active 284 DOM
9. 2026-06-04
   days on market $149,900 Active 281 DOM
10. 2026-06-03
    days on market $149,900 Active 280 DOM
11. 2026-06-02
    days on market $149,900 Active 279 DOM
12. 2026-06-01
    days on market $149,900 Active 278 DOM
13. 2026-05-31
    days on market $149,900 Active 277 DOM
14. 2026-02-04
    price $149,900
15. 2026-01-11
    price $169,900
16. 2025-11-21
    price $189,000
17. 2025-10-13
    price $199,000
18. 2025-09-18
    price $210,000
19. 2025-08-27
    listed $249,900 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥84°F today · 16 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: $27,219
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$4,361
• Taxable income: $7,109
• Est. tax owed @ 24.0%: −$1,706
• After-tax cash flow: $7,366/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

Average 55/100 Cosmetic rehab

This well-maintained manufactured home offers a good starting point for updates, with potential for significant value increase through exterior painting and interior renovations.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated design
• Moderate roof — visible wear

Value-add opportunities

• Both paint exterior — enhances curb appeal
• Both replace fencing — improves privacy and security
• Both update kitchen cabinets — modernizes space
• Both update bathroom fixtures — enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
roof · visible wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal ↑
• Both replace fencing — improves privacy and security ↑
• Both update kitchen cabinets — modernizes space ↑
• Both update bathroom fixtures — enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 2,251,916 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: 382.0

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%

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%

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

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

-40.0% since first listed

6 events — show timeline

• 2026-02-04 Price Changed $149,900 NWMLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $169,900 NWMLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $189,000 NWMLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $199,000 NWMLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $210,000 NWMLS as Distributed by MLS Grid
• 2025-08-27 Listed $249,900 NWMLS as Distributed by MLS Grid