2263 Anadoll Ave · Enumclaw, WA 98022

$159,950

3 bd · 2.0 ba · 1,150 sqft · Manufactured · 324 Days on market

Manufactured home 55+ age-restricted Built 1989 Good condition $139/sqft · 52% below area

---

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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Schools +5.5/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.7

Listing remarks

Nestled in the desirable 55+ community of Crystalaire in Enumclaw, this inviting 3-bedroom, 2-bath home offers peace, privacy, and a beautiful setting backing to a serene, forested area. Located in a quiet, age-restricted community, this home is ideal for those seeking low-maintenance living in a convenient Enumclaw location. Enjoy the added comfort of major updates including a newer roof (2019), fresh interior and exterior paint (2020), and newer water heater (2020). The home features durable laminate flooring throughout and easy-care landscaping designed for simple upkeep. A wheelchair ramp provides accessible entry, and a spacious storage shed offers extra functionality.

Key facts

• Private bath
• New water heater
• Storage shed

Tags

• NEW ROOF
• NEW WATER HEATER
• NEW LAMINATE FLOORING
• LOW MAINTENANCE LANDSCAPING
• STORAGE SHED
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.3% 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.
• Zoned schools: Byron Kibler Elementary School (434 students, 41% FRL); Enumclaw Middle School (509 students, 38% FRL); Enumclaw Sr High School (1,339 students, 28% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 323 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $160k implies a 178% gain — meaningful room to come down on a strong offer.

Recommended offer $140,756 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $332,900
• List price: $159,950
• Delta: -51.95%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2257 Estero Ave	0.06mi	3/2.0	1,188 (+3%)	5mo	$85,000	$72	87
2311 Sunset Ave	0.16mi	2/2.0 (-1)	1,056 (-8%)	4mo	$85,000	$80	70
2230 Estero Ave	0.08mi	3/2.0	1,296 (+13%)	18mo	$70,000	$54	60
2308 Ventura Ave	0.22mi	2/2.0 (-1)	1,050 (-9%)	13mo	$85,000	$81	60
2109 Timber St #39	0.28mi	2/2.0 (-1)	1,296 (+13%)	4mo	$340,000	$262	58
28622 SE 434th St	0.62mi	3/2.0	1,296 (+13%)	10mo	$645,000	$498	41

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,607
• Equity at exit: $23,849

10-year hold

• IRR: 9.5%
• Equity multiple: 1.78×
• Total profit: $34,967
• Equity at exit: $13,830

Cash invested: $44,786 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $290,000 ($261/sqft)
• Median days on market: 52 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98022

• Rents YoY: 4.3%
• Active inventory: 323
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,399/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $327

Break-even live

Break-even rent $1,399

Max offer price $159,950

Occupancy floor 77%

Sensitivity live

Price	-10% $438	-5% $383	+0% $327	+5% $272	+10% $217
Rent	-10% $184	-5% $256	+0% $327	+5% $399	+10% $471
Rate	-1.0pp $408	-0.5pp $368	base $327	+0.5pp $286	+1.0pp $244

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: $39,988
• Closing costs: $4,798
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	59d	1	0.84mi
615 Watson St N Unit 617B Enumclaw, WA	2.0	1.0	960	$1,999	$2.08	37d	1	1.04mi
750 Watson St N Enumclaw, WA	1.0–2.0	1.0	771	$1,865	$2.42	7d	5	1.09mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	31d	1	1.22mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	7d	1	1.22mi
320 Chinook Ave Enumclaw, WA	2.0	1.0–2.0	831	$1,938	$2.33	7d	8	1.24mi

Listing history 50 events

1. 2026-08-08
   days on market $159,950 Active 324 DOM
2. 2026-08-06
   days on market $159,950 Active 322 DOM
3. 2026-08-05
   days on market $159,950 Active 321 DOM
4. 2026-08-04
   days on market $159,950 Active 320 DOM
5. 2026-08-03
   days on market $159,950 Active 319 DOM
6. 2026-07-31
   days on market $159,950 Active 316 DOM
7. 2026-07-30
   days on market $159,950 Active 314 DOM
8. 2026-07-28
   days on market $159,950 Active 313 DOM
9. 2026-07-26
   days on market $159,950 Active 311 DOM
10. 2026-07-24
    days on market $159,950 Active 309 DOM
11. 2026-07-23
    days on market $159,950 Active 308 DOM
12. 2026-07-22
    days on market $159,950 Active 307 DOM
13. 2026-07-21
    days on market $159,950 Active 306 DOM
14. 2026-07-20
    days on market $159,950 Active 305 DOM
15. 2026-07-18
    days on market $159,950 Active 303 DOM
16. 2026-07-18
    days on market $159,950 Active 302 DOM
17. 2026-07-16
    days on market $159,950 Active 301 DOM
18. 2026-07-15
    days on market $159,950 Active 300 DOM
19. 2026-07-14
    days on market $159,950 Active 299 DOM
20. 2026-07-13
    days on market $159,950 Active 298 DOM
21. 2026-07-13
    days on market $159,950 Active 297 DOM
22. 2026-07-11
    days on market $159,950 Active 296 DOM
23. 2026-07-10
    days on market $159,950 Active 295 DOM
24. 2026-07-09
    days on market $159,950 Active 294 DOM
25. 2026-07-07
    days on market $159,950 Active 292 DOM
26. 2026-07-06
    days on market $159,950 Active 291 DOM
27. 2026-07-06
    days on market $159,950 Active 290 DOM
28. 2026-07-05
    days on market $159,950 Active 289 DOM
29. 2026-07-03
    days on market $159,950 Active 288 DOM
30. 2026-07-02
    days on market $159,950 Active 287 DOM
31. 2026-07-01
    days on market $159,950 Active 286 DOM
32. 2026-06-30
    days on market $159,950 Active 285 DOM
33. 2026-06-29
    days on market $159,950 Active 284 DOM
34. 2026-06-28
    days on market $159,950 Active 283 DOM
35. 2026-06-27
    days on market $159,950 Active 282 DOM
36. 2026-06-26
    days on market $159,950 Active 281 DOM
37. 2026-06-24
    days on market $159,950 Active 279 DOM
38. 2026-06-22
    days on market $159,950 Active 277 DOM
39. 2026-06-21
    days on market $159,950 Active 276 DOM
40. 2026-06-18
    days on market $159,950 Active 273 DOM
41. 2026-06-17
    days on market $159,950 Active 272 DOM
42. 2026-06-16
    days on market $159,950 Active 271 DOM
43. 2026-06-15
    days on market $159,950 Active 270 DOM
44. 2026-06-13
    days on market $159,950 Active 268 DOM
45. 2026-06-09
    days on market $159,950 Active 264 DOM
46. 2026-06-08
    pricedays on market $159,950 Active 263 DOM
47. 2026-06-07
    days on market $169,950 Active 262 DOM
48. 2026-06-04
    days on market $169,950 Active 259 DOM
49. 2026-06-03
    days on market $169,950 Active 258 DOM
50. 2026-06-02
    days on market $169,950 Active 257 DOM

ⓘ 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: $21,762
• − Mortgage interest: −$8,960
• − Property taxes: −$2,399
• − Insurance: −$800
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$4,653
• Taxable income: $1,468
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $3,575/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,750–$17,250 screening

This 3-bedroom, 2-bath home in a desirable 55+ community offers a good condition with recent updates and a well-maintained exterior. It's an ideal low-maintenance living option in Enumclaw.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances — Upgrading to modern appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Updating fixtures can improve the home's appeal to potential buyers. ↑
• Both HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping maintenance — Regular maintenance can keep the property looking its best and attract more renters and buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Byron Kibler Elementary School Middle Enumclaw Middle School High Enumclaw Sr High School

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

A Composite livability gradescore 88/100

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 · 2,576,485 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: 7% of renters

---

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

+99.9% since first listed

6 events — show timeline

• 2026-02-23 Price Changed $169,950 NWMLS as Distributed by MLS Grid
• 2025-09-18 Listed $179,950 NWMLS as Distributed by MLS Grid
• 2020-11-13 Sold (MLS) $57,500 NWMLS as Distributed by MLS Grid
• 2020-10-31 Pending — NWMLS as Distributed by MLS Grid
• 2020-10-16 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2020-10-01 Listed $85,000 NWMLS as Distributed by MLS Grid