17968 Entiat River Rd · Entiat, WA 98822

$140,000

2 bd · 2.0 ba · 924 sqft · Other public records · 266 Days on market

Built 1991 0.54 ac lot

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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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious & wooded lot with a very livable single wide that was built in 1991. This 2 bedroom, 2 bath home sits on 1/2 acre and has all utilities connected and working. It will need a little cosmetic work and some clean up, but it's perfect for year-round living, a base hunting camp or a recreational property. Outside offers additional storage and outbuildings. This little gem is less than a mile from thousands of acres of public land, has a deeded access to the Entiat River AND it has year-round access with a County maintained road.

Key facts

• Wooded lot
• Deeded access
• Year round access

Tags

• WOODED LOT
• DEEDED ACCESS
• PUBLIC LAND
• YEAR ROUND ACCESS
• COUNTY MAINTAINED ROAD
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 1.4% in Entiat — 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 65/100 on livability (#350 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: schools C-, health & safety C-, crime D-.
• Entiat School District (rural): math 40% / reading 60% proficiency, ranked #148 of 291 in WA (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 53 active listings in the ZIP; 762 units permitted in Chelan County in 2024 (377 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $140k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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. Crime grade is D 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: 1.50% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.33%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $27,907
• Equity at exit: $20,874

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $89,352
• Equity at exit: $12,105

Cash invested: $39,200 (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 98822

• Home prices YoY: -12.5%
• Active inventory: 53
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $795

Break-even live

Break-even rent $1,089

Max offer price $140,000

Occupancy floor 57%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   status $140,000 Pending 266 DOM
2. 2026-06-17
   days on market $140,000 Active 266 DOM
3. 2026-06-16
   days on market $140,000 Active 265 DOM
4. 2026-06-15
   days on market $140,000 Active 264 DOM
5. 2026-06-14
   days on market $140,000 Active 262 DOM
6. 2026-06-13
   days on market $140,000 Active 261 DOM
7. 2026-06-10
   days on market $140,000 Active 259 DOM
8. 2026-06-09
   days on market $140,000 Active 258 DOM
9. 2026-06-08
   pricedays on market $140,000 Active 257 DOM
10. 2026-06-07
    days on market $150,000 Active 256 DOM
11. 2026-06-05
    days on market $150,000 Active 253 DOM
12. 2026-06-02
    days on market $150,000 Active 251 DOM
13. 2026-06-01
    days on market $150,000 Active 250 DOM
14. 2026-05-31
    days on market $150,000 Active 249 DOM
15. 2026-05-30
    days on market $150,000 Active 248 DOM
16. 2026-01-13
    status Active
17. 2025-12-18
    status Pending
18. 2025-08-28
    listed $150,000 Active
19. 2005-01-18
    soldstatus $38,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$559/yr (+$47/mo · 68.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 13 d/yr ≥89°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,141
• − Mortgage interest: −$7,842
• − Property taxes: −$813
• − Insurance: −$700
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$4,073
• Taxable income: $7,691
• Est. tax owed @ 24.0%: −$1,846
• After-tax cash flow: $7,693/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: Entiat School District
• NCES district ID: 5302550
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $48,380
• Composite: 44.61/100
• National rank: #6027
• State rank: #148 of 291 in WA

Livability — Entiat

• Score: 65/100
• State rank: #350
• US rank: #13329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,187

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 4% Slovak 4%
• Foreign-born: 8% · Canada, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -37.35%
• Current HPI: 262.2411
• Rent YoY: —
• Metro: —
• 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

+294.7% since first listed

4 events — show timeline

• 2026-01-13 Relisted — NWMLS as Distributed by MLS Grid
• 2025-12-18 Pending — NWMLS as Distributed by MLS Grid
• 2025-08-28 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2005-01-18 Sold (Public Records) $38,000 Public Records

Property tax history

+7.4%/yr

Latest (2026): $813 · +32.1% YoY. Source: county tax records.