1306 Glacier Pl #68 · Wenatchee, WA 98801

$174,000

3 bd · 2.0 ba · 1,314 sqft · Manufactured public records · 301 Days on market

Built 1990 Est $189k · 8% under

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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 +27.9/30.0
• ARV discount +11.1/15.0
• DSCR +9.9/10.0
• 1% rule +7.0/10.0
• 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

* Back on market due to buyer's financing falling through * Don't miss out on this amazing opportunity from this motivated seller. Charming 3-Bedroom, 2-Bath Home in a Resort-Style Community. This spacious and well-maintained 3-bedroom, 2-bath manufactured home offers comfortable living with a bright, open layout and plenty of room for relaxing or entertaining. Enjoy a large outdoor space perfect for BBQs, gatherings, or simply unwinding under the stars. Located in a desirable 55+ park with fantastic amenities—including a sparkling community pool—this home offers both convenience and lifestyle. Don’t miss your chance to own an affordable gem in a vibrant neighborhood!

Key facts

• Community pool
• Large outdoor space
• Garage

Tags

• LARGE OUTDOOR SPACE
• COMMUNITY POOL
• RESORT-STYLE COMMUNITY

Property features AI

Finance

• Other: Listing available for cash or conventional financing
• Financial info: Land lease applicable
• HOA & community: Located in Twin Peaks Manor (manufactured home park); Park approved for sale; Senior community

Exterior

• Parking: Individual garage (garage included); RV parking available in park
• Utilities: Electric power; Community water; Community sewer; Power provided by Chelan County PUD
• Home design: Manufactured double-wide home (Silvercrest); One story; North facing
• Construction: Wood construction; Composition roof
• Exterior features: Wood products exterior; Paved lot; Has view

Interior

• Kitchen: Dishwasher; Stove / Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Skylights; Double pane windows; Walk-in closet; Bath off primary; Landscaped; Patio/porch/deck
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.9% 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.
• Market conditions: Rents flat; 326 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 762 units permitted in Chelan County in 2024 (377 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $51k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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: 1.20% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $189,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1849 Heritage Dr	0.37mi	3/2.0	1,300 (-1%)	0mo	$420,000	$323	81
1610 Clark Dr #5	0.07mi	2/2.0 (-1)	1,326 (+1%)	17mo	$160,000	$121	76
1307 Glacier Pl #65	0.02mi	2/2.0 (-1)	1,296 (-1%)	20mo	$194,900	$150	75
1304 Glacier Place Pl #69	0.01mi	3/2.0	1,456 (+11%)	18mo	$210,000	$144	67
1809 Heritage Hvn	0.21mi	2/2.0 (-1)	1,188 (-10%)	3mo	$370,000	$311	67
1252 Woods St	0.26mi	3/2.0	1,400 (+6%)	13mo	$415,000	$296	66
1149 Foothills Ln #25	0.27mi	3/2.0	1,416 (+8%)	11mo	$192,500	$136	65
611 N Western Ave #25	0.69mi	3/2.0	1,344 (+2%)	8mo	$185,500	$138	57
909 Meadowridge Dr #37	0.50mi	2/2.0 (-1)	1,404 (+7%)	6mo	$210,000	$150	55
1626 Pleasant Ave #35	0.49mi	2/2.0 (-1)	1,188 (-10%)	2mo	$145,000	$122	55
1608 Fairview Ave #47	0.55mi	2/2.0 (-1)	1,296 (-1%)	20mo	$179,900	$139	50
1608 N Western Ave #24	0.43mi	3/2.0	1,152 (-12%)	12mo	$145,000	$126	49

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,173
• Equity at exit: $25,944

10-year hold

• IRR: 8.0%
• Equity multiple: 1.55×
• Total profit: $26,605
• Equity at exit: $15,044

Cash invested: $48,720 (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: 326
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$912
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $534

Break-even live

Break-even rent $1,410

Max offer price $174,000

Occupancy floor 69%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Maple St Wenatchee, WA	2.0	1.0	928	$1,848	$1.99	44d	11	0.28mi
1409 Maple St Unit 2 Wenatchee, WA	2.0	2.0	1300	$2,195	$1.69	44d	1	0.30mi
1030 Finch Ln Unit H Wenatchee, WA	3.0	2.5	1750	$2,600	$1.49	44d	1	0.34mi
1688 Stella Ave Wenatchee, WA	2.0	2.0	961	$1,838	$1.91	44d	4	0.51mi
1312 Springwater Ave Wenatchee, WA	3.0	2.0	1150	$2,550	$2.22	44d	1	0.52mi
1250 Central Ave Wenatchee, WA	1.0–3.0	1.0	698	$2,007	$2.88	44d	6	0.53mi
1231 McKittrick St Unit 3 Wenatchee, WA	2.0	2.0	1044	$1,695	$1.62	44d	1	0.58mi
1705 Stella Ave Wenatchee, WA	2.0	2.0	942	$1,835	$1.95	44d	8	0.66mi
1311 Westwood Ave Wenatchee, WA	1.0–2.0	1.0–2.0	880	$1,850	$2.10	44d	3	0.68mi
511 Ramona Ave Wenatchee, WA	2.0	1.0	900	$1,595	$1.77	44d	1	1.00mi
1100 First St Unit 1107 Wenatchee, WA	2.0	1.5	1600	$1,795	$1.12	44d	1	1.31mi
895 Riverside Dr Wenatchee, WA	2.0	1.0–2.5	1000	$2,225	$2.22	44d	15	1.34mi
309 N Emerson Ave Unit 1 Wenatchee, WA	2.0	1.0	1400	$1,595	$1.14	44d	1	1.35mi
615 N Piere St Wenatchee, WA	2.0	1.0–2.0	809	$2,355	$2.91	44d	9	1.40mi
1450 Castlerock Ave Wenatchee, WA	1.0–2.0	1.0–2.0	875	$2,001	$2.29	44d	6	1.44mi
211 N Delaware Ave Wenatchee, WA	1.0–2.0	1.0–1.5	1100	$1,695	$1.54	44d	2	1.50mi

Listing history 29 events

1. 2026-06-19
   days on market $174,000 Active 301 DOM
2. 2026-06-18
   days on market $174,000 Active 300 DOM
3. 2026-06-17
   days on market $174,000 Active 299 DOM
4. 2026-06-17
   price $174,000 Active 298 DOM
5. 2026-06-16
   days on market $179,000 Active 298 DOM
6. 2026-06-15
   days on market $179,000 Active 297 DOM
7. 2026-06-14
   days on market $179,000 Active 295 DOM
8. 2026-06-13
   days on market $179,000 Active 294 DOM
9. 2026-06-10
   days on market $179,000 Active 292 DOM
10. 2026-06-09
    days on market $179,000 Active 291 DOM
11. 2026-06-08
    days on market $179,000 Active 290 DOM
12. 2026-06-07
    days on market $179,000 Active 289 DOM
13. 2026-06-05
    days on market $179,000 Active 286 DOM
14. 2026-06-02
    days on market $179,000 Active 284 DOM
15. 2026-06-01
    days on market $179,000 Active 283 DOM
16. 2026-05-31
    days on market $179,000 Active 282 DOM
17. 2026-05-30
    days on market $179,000 Active 281 DOM
18. 2026-04-29
    status Pending
19. 2026-04-03
    price $179,000
20. 2026-03-17
    price $189,000
21. 2026-02-18
    price $191,500
22. 2026-01-17
    price $194,000
23. 2026-01-01
    price $196,500
24. 2025-10-15
    price $199,000
25. 2025-09-15
    price $221,000
26. 2025-07-26
    listed $225,000 Active
27. 2022-03-18
    soldstatus $197,000 Closed
28. 2022-03-02
    status Pending
29. 2022-02-24
    listed $179,950 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: $1,547 · $129/mo
• Projected year-2 tax: $1,705 · $142/mo
• Expected delta: +$158/yr (+$13/mo · 10.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°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: $25,031
• − Mortgage interest: −$9,747
• − Property taxes: −$1,547
• − Insurance: −$870
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$5,062
• Taxable income: $3,801
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $5,496/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

-0.5% since first listed

12 events — show timeline

• 2026-04-29 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $179,000 NWMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $189,000 NWMLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $191,500 NWMLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $194,000 NWMLS as Distributed by MLS Grid
• 2026-01-01 Price Changed $196,500 NWMLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $199,000 NWMLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $221,000 NWMLS as Distributed by MLS Grid
• 2025-07-26 Listed $225,000 NWMLS as Distributed by MLS Grid
• 2022-03-18 Sold (MLS) $197,000 NWMLS as Distributed by MLS Grid
• 2022-03-02 Pending — NWMLS as Distributed by MLS Grid
• 2022-02-24 Listed $179,950 NWMLS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2026): $1,547 · +9.3% YoY. Source: county tax records.