575 Canyon Dr #83 · East Wenatchee, WA 98802

$292,500

2 bd · 2.0 ba · 1,350 sqft · Manufactured public records · 5 Days on market

Built 2000 $217/sqft · 19% above area Est $292k · at est. ↓ 11% since listing

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely splendid, sparkling, FURNISHED home is awaiting it's lucky new owner! Located in the award-winning Sunrise East 55+ park, a community that upholds a high-quality lifestyle & boasts such luxury amenities as gated security, on-site office, indoor pool & spa, fitness room, clubhouse w/ billiards, putting green, full kitchen, BBQ, book nook, nature trail, extra parking, optional mini-storage units, vehicle wash area & powered RV storage. This turn-key home offers a desirable split-bedroom design which includes a secluded Primary w/ HUGE walk-in closet + Ensuite Bath w/ dual vanity + oversized walk-in shower-all located at the opposite end of home from the other 2 Be

Key facts

• Clubhouse
• Gated security
• Spa

Tags

• GATED SECURITY
• ON-SITE OFFICE
• INDOOR POOL
• SPA
• FITNESS ROOM
• CLUBHOUSE

Property features AI

Finance

• Other: Storage units available in park; Storage located in park
• Financial info: Listing terms: Cash or Conventional; Land lease amount applies
• HOA & community: Manufactured home park approved for sale; Park amenities include clubhouse, exercise room, common area, trails, BBQs, sidewalks, high-speed internet availability; Number of homes in park: 94; Park name: Sunrise East LLC; Pets allowed — see remarks; Senior community

Exterior

• Parking: Individual garage; Has garage; RV parking (community)
• Security: Security gate (community & park)
• Utilities: Public water; Electric energy source; Electric water heater; Sewer service; Cable (Charter) connected; Internet (Charter) connected; Power provided by Douglas Co PUD
• Home design: Manufactured triple-wide home (Silvercrest TA-14); One story; Faces northeast; Mobile home remains on site; Very good condition; Concrete skirting
• Construction: Brick and wood construction; Composition roof (see remarks)
• Exterior features: Brick and wood exterior; Patio/porch/deck; Landscaped; Curbs, paved streets and sidewalks; Spa/Hot Tub (community); Pool (community)

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: Three bedrooms
• Flooring: Ceramic tile; Vinyl; Vinyl plank; Carpet
• Bathrooms: One full bath; One three-quarter bath; One bathtub; Two showers
• Heating & cooling: Forced air heating; Central air conditioning; Forced air cooling
• Interior features: Water heater (electric) located in exterior closet; Vaulted ceilings; Ceiling fan(s); Double-pane windows; Walk-in closet; Walk-in pantry; Awnings
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $292k.

Deal economics

• At list price, monthly cash flow is $20 ($240/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (19.2% below list).
• Recommended offer: $236k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.9% in East 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 83/100 on livability (#54 in WA, #972 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• Eastmont School District (suburban): math 45% / reading 60% proficiency, ranked #118 of 291 in WA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.5%/yr); 324 active listings in the ZIP; 5 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; 263 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Douglas County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $236,280 (19.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $292,500
• List price: $292,500
• Delta: —
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
561 Morning View Ave	0.27mi	2/2.0	1,404 (+4%)	3mo	$366,200	$261	78
561 Canyon Dr #53	0.07mi	3/2.0 (+1)	1,448 (+7%)	9mo	$275,000	$190	72
2524 NE J St	0.42mi	3/2.0 (+1)	1,323 (-2%)	1mo	$555,000	$420	71
595 Morning View Cir	0.23mi	3/2.0 (+1)	1,404 (+4%)	22mo	$350,000	$249	59
2487 4th St NE	0.37mi	3/2.0 (+1)	1,404 (+4%)	18mo	$405,000	$288	56
2201 NE 3rd St NE	0.37mi	2/2.0	1,152 (-15%)	22mo	$299,000	$260	40

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-49,781
• Equity at exit: $43,613

10-year hold

• IRR: -12.4%
• Equity multiple: 0.31×
• Total profit: $-56,259
• Equity at exit: $25,290

Cash invested: $81,900 (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 98802

• Rents YoY: 1.5%
• Active inventory: 324
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,363 high
• Mortgage (P&I): −$1,534
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $20

Break-even live

Break-even rent $2,338

Max offer price $292,500

Occupancy floor 94%

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: $73,125
• Closing costs: $8,775
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 NE Noble Loop East Wenatchee, WA	3.0	2.0	1350	$2,795	$2.07	43d	1	0.46mi
2272 S Nevada Ave East Wenatchee, WA	2.0–3.0	2.0	1175	$1,755	$1.49	43d	3	0.67mi
1620 5th St NE Unit 1622 East Wenatchee, WA	2.0	1.0	1166	$1,900	$1.63	43d	1	0.72mi
1763 Grant Rd East Wenatchee, WA	3.0	2.5	1500	$2,795	$1.86	43d	1	0.86mi
286 N Iowa Ave East Wenatchee, WA	3.0	1.0	1264	$2,600	$2.06	43d	1	1.25mi

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-13
   listed $292,500 Active
3. 2023-04-10
   soldstatus $325,000 Closed
4. 2023-03-23
   status Pending
5. 2023-03-07
   listed $329,000 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: $2,290 · $191/mo
• Projected year-2 tax: $2,866 · $239/mo
• Expected delta: +$576/yr (+$48/mo · 25.1%)

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

Taxation est. · year 1

• Rental income: $28,354
• − Mortgage interest: −$16,385
• − Property taxes: −$2,290
• − Insurance: −$1,462
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$8,509
• Taxable loss: −$4,830
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $1,399/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: Eastmont School District
• NCES district ID: 5302310
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $56,015
• Composite: 47.31/100
• National rank: #5047
• State rank: #118 of 291 in WA

Livability — East Wenatchee

• Score: 83/100
• State rank: #54
• US rank: #972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Douglas County · 33,539 people
• City population: 33,539
• Metro: Wenatchee, WA
• Population (ZIP): 33,539
• Household income: $87,744
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 741.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 45,264 people
• By 2030: 47,398 · +4.7%
• By 2040: 51,407 · +13.6%
• By 2050: 55,020 · +21.6%
• By 2075: 63,862 · +41.1%
• By 2100: 69,870 · +54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Portuguese 3% Slovak 2%
• Foreign-born: 14% · Canada
• Languages at home: 76% English-only · Spanish 23% Other Indo-European 1%

Political lean MEDSL · Douglas

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: -5.6pp toward R · 2008: -21.4pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+24.1 2016: R+31.5 2012: R+28.9 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -570.14%
• Current HPI: 305.0094
• Rent YoY: ▲ 1.47%
• 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

-11.1% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) $292,500 NWMLS as Distributed by MLS Grid
• 2026-05-18 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-13 Listed $292,500 NWMLS as Distributed by MLS Grid
• 2023-04-10 Sold (MLS) $325,000 NWMLS as Distributed by MLS Grid
• 2023-03-23 Pending — NWMLS as Distributed by MLS Grid
• 2023-03-07 Listed $329,000 NWMLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2026): $2,290 · +5.7% YoY. Source: county tax records.