2263 Anadoll Ave · Enumclaw, WA 98022

$159,950

3 bd · 2.0 ba · 1,150 sqft · Manufactured · 276 Days on market

Built 1989 Good condition $139/sqft · 46% below area Est $299k · 46% under

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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
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

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. The layout inclu

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 $805 ($10k/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 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.
• 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); 227 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 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 276 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: 12.33%
• Cash-on-cash: 21.58%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $298,950
• List price: $159,950
• Delta: -46.50%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 7 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%)	4mo	$85,000	$72	89
2311 Sunset Ave	0.16mi	2/2.0 (-1)	1,056 (-8%)	2mo	$85,000	$80	72
2230 Estero Ave	0.08mi	3/2.0	1,296 (+13%)	16mo	$70,000	$54	62
2308 Ventura Ave	0.22mi	2/2.0 (-1)	1,050 (-9%)	11mo	$85,000	$81	61
2109 Timber St #39	0.28mi	2/2.0 (-1)	1,296 (+13%)	2mo	$340,000	$262	59
28622 SE 434th St	0.62mi	3/2.0	1,296 (+13%)	8mo	$645,000	$498	43
2123 Timber St	0.27mi	2/2.0 (-1)	1,296 (+13%)	23mo	$388,499	$300	42

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: $28,661
• Equity at exit: $23,849

10-year hold

• IRR: 25.3%
• Equity multiple: 3.34×
• Total profit: $104,867
• 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 →

ZIP-level market 98022

• Rents YoY: 4.3%
• Active inventory: 227
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,399/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $805

Break-even live

Break-even rent $1,399

Max offer price $159,950

Occupancy floor 62%

Sensitivity live

Price	-10% $916	-5% $861	+0% $805	+5% $750	+10% $695
Rent	-10% $614	-5% $710	+0% $805	+5% $901	+10% $996
Rate	-1.0pp $886	-0.5pp $846	base $805	+0.5pp $764	+1.0pp $722

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
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	11d	1	0.84mi
615 Watson St N Unit 617B Enumclaw, WA	2.0	1.0	960	$1,999	$2.08	0d	1	1.04mi
750 Watson St N Enumclaw, WA	1.0–2.0	1.0	771	$1,842	$2.39	0d	6	1.09mi
847 Blake St Enumclaw, WA	3.0	1.0	1064	$2,000	$1.88	0d	1	1.22mi
320 Chinook Ave Enumclaw, WA	2.0–3.0	1.0–2.0	923	$2,297	$2.49	0d	7	1.24mi

Listing history 20 events

1. 2026-06-21
   days on market $159,950 Active 276 DOM
2. 2026-06-18
   days on market $159,950 Active 273 DOM
3. 2026-06-17
   days on market $159,950 Active 272 DOM
4. 2026-06-16
   days on market $159,950 Active 271 DOM
5. 2026-06-15
   days on market $159,950 Active 270 DOM
6. 2026-06-13
   days on market $159,950 Active 268 DOM
7. 2026-06-09
   days on market $159,950 Active 264 DOM
8. 2026-06-08
   pricedays on market $159,950 Active 263 DOM
9. 2026-06-07
   days on market $169,950 Active 262 DOM
10. 2026-06-04
    days on market $169,950 Active 259 DOM
11. 2026-06-03
    days on market $169,950 Active 258 DOM
12. 2026-06-02
    days on market $169,950 Active 257 DOM
13. 2026-06-01
    days on market $169,950 Active 256 DOM
14. 2026-05-31
    days on market $169,950 Active 255 DOM
15. 2026-02-23
    price $169,950
16. 2025-09-18
    listed $179,950 Active
17. 2020-11-13
    soldstatus $57,500 Sold
18. 2020-10-31
    status Pending
19. 2020-10-16
    price $75,000
20. 2020-10-01
    listed $85,000 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: $29,023
• − Mortgage interest: −$8,960
• − Property taxes: −$2,399
• − Insurance: −$800
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$4,653
• Taxable income: $7,567
• Est. tax owed @ 24.0%: −$1,816
• After-tax cash flow: $7,847/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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

+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