337 Redwood St · Enumclaw, WA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $604 – $1,122
Heat risk 2/10 · Minimal
- Hot days now (above 87°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 6/10 · Moderate
- Unhealthy air days now
- 10 days/yr
- Unhealthy air days in 30 yrs
- 12 days/yr
Risk factors via First Street. Map © Google.
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
- 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 +2.5/10.0
- Manufactured-home adj. -6.8
$144,500
337 Redwood St · Enumclaw, WA 98022
3 bd · 2.0 ba · 1,960 sqft · Manufactured
Manufactured home
Built 2004
$74/sqft
· 17% below area
Est $175k · 17% under
↓ 3% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
HUGE PRICE REDUCTION! Experience the ultimate Enumclaw lifestyle where fresh mountain air and endless local activities are right at your doorstep. Nestled on a quiet lot, this bright and inviting 3-bedroom, 2-bathroom with over 1900 sq ft home features vaulted ceilings, durable laminate vinyl flooring, and an open kitchen perfectly designed for entertaining. You'll have total peace of mind with major 2025 updates, including a brand-new roof in 2025 and thoughtful accessibility features like a professional aluminum wheelchair ramp and secure grip bars throughout. Outside, enjoy a privately fenced yard while living just moments away from local coffee shops, shopping, and outdoor adventures.
Key facts
- Wheelchair access
- Privately fenced
- Installed grip bars
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $144k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $902 ($11k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $144k).
- Cap rate 13.8% 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: Southwood Elementary School (345 students, 38% 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); 392 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $999 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
Recommended offer
$144,500
Questions for the listing agent
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.67% ✓
- Cap rate
- 13.79%
- Cash-on-cash
- 26.76%
- DSCR
- 2.19
- GRM
- 5.0
CMA / ARV
- ARV (median comp)
- $175,000
- List price
- $144,500
- Delta
- -8.60%
- Verdict
- FAIR
- Comps
- 9 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1887 Douglas Fir Dr #131 | 0.06mi | 3/3.0 | 2,000 (+2%) | 2mo | $24,000 | $12 | 88 |
| 298 Holly Dr #57 | 0.22mi | 3/2.0 | 1,848 (-6%) | 3mo | $284,999 | $154 | 78 |
| 1953 Pine Cone Ave #106 | 0.10mi | 4/2.0 (+1) | 1,848 (-6%) | 8mo | $220,000 | $119 | 74 |
| 250 Holly Dr | 0.19mi | 3/2.0 | 1,848 (-6%) | 9mo | $220,000 | $119 | 74 |
| 298 Holly Dr #57 | 0.22mi | 2/2.0 (-1) | 1,848 (-6%) | 12mo | $145,000 | $78 | 66 |
| 191 Grand Fir Dr | 0.13mi | 3/2.0 | 1,716 (-12%) | 20mo | $185,000 | $108 | 56 |
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
- 22.1%
- Equity multiple
- 1.92×
- Total profit
- $37,329
- Equity at exit
- $21,545
10-year hold
- IRR
- 31.0%
- Equity multiple
- 3.97×
- Total profit
- $120,303
- Equity at exit
- $12,494
Cash invested: $40,460 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 3 active · 1 under contract
- Months of supply
- 6.0 mo (17%/mo absorbed)
- Median asking
- $120,000 ($78/sqft)
- This list price
- 67% of active listings are priced below it
- ARV vs active asking
- +14.3% 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
- 392
- Price-to-rent
- 5.0×
Monthly cashflow live
↻
- Estimated rent
- $2,406 high interval (Pro) →
- Mortgage (P&I)
- −$758
- Tax est. 1.5%
- −$181 /mo · $2,168/yr
- Insurance
- −$60
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$505
- Net cashflow
- $902
Break-even live
Break-even rent
$1,264
Max offer price
$144,500
Occupancy floor
57%
Sensitivity live
| Price | -10% $1,002 | -5% $952 | +0% $902 | +5% $852 | +10% $802 |
|---|---|---|---|---|---|
| Rent | -10% $712 | -5% $807 | +0% $902 | +5% $997 | +10% $1,092 |
| Rate | -1.0pp $975 | -0.5pp $939 | base $902 | +0.5pp $865 | +1.0pp $827 |
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
- $36,125
- Closing costs
- $4,335
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 9 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 124 Jewell St Enumclaw, WA | 3.0 | 1.5 | 1540 | $3,200 | $2.08 | 139d | 1 | 0.53mi |
| 1066 Harding St Enumclaw, WA | 3.0 | 2.0 | 1350 | $3,295 | $2.44 | 18d | 1 | 0.55mi |
| 2644 Link Ave Enumclaw, WA | 4.0 | 2.5 | 1843 | $3,325 | $1.80 | 10d | 1 | 0.56mi |
| 2668 Link Ave Enumclaw, WA | 4.0 | 2.5 | 2175 | $3,425 | $1.57 | 0d | 1 | 0.57mi |
| 259 Bondgard Ave E Enumclaw, WA | 4.0 | 2.5 | 2542 | $3,255 | $1.28 | 0d | 1 | 0.69mi |
| 362 Bondgard Ave E Enumclaw, WA | 4.0 | 2.5 | 2320 | $3,195 | $1.38 | 0d | 1 | 0.74mi |
| 556 Bondgard Ave E Enumclaw, WA | 3.0 | 2.0 | 1480 | $2,995 | $2.02 | 105d | 1 | 0.92mi |
| 195 Jasmine Ln N Enumclaw, WA | 3.0 | 2.5 | 1860 | $3,250 | $1.75 | 1d | 1 | 1.21mi |
| 46039 284th Ave SE Enumclaw, WA | 4.0 | 2.0 | 2000 | $3,500 | $1.75 | 82d | 1 | 1.21mi |
Property features AI
Finance
- Financial info
- Land lease: $1,190Listing terms: Cash or Conventional
- HOA & community
- Located in Mountain Meadows parkPark amenities include clubhouse, common areas, and trailsPark approved for sale
Exterior
- Parking
- 2 open/uncovered parking spaces
- Security
- Security system
- Utilities
- Public waterPublic sewerElectric service (PSE)Energy sources: Electric and wood
- Home design
- Manufactured double-wide home (Fleetwood 28/70 model)One levelAccessible approach with ramp and accessible entranceVaulted ceilings
- Construction
- Wood constructionComposition roofWood skirtManufactured after 6/15/1976Mobile home remains
- Exterior features
- Wood exterior productsPatio/porch/deckCorner lotPaved lot
Interior
- Kitchen
- DishwasherRefrigeratorStove/Range
- Bedrooms
- 3 bedrooms
- Flooring
- LaminateVinylCarpet
- Bathrooms
- 2 full bathrooms2 bathtubs2 showersPrimary bath with soaking/jetted tub
- Heating & cooling
- Forced air heatingNo central cooling
- Interior features
- Fireplace (wood burning)Water heater
- Laundry & utility
- WasherDryerUtility room with electric water heater
Listing history 50 events
-
2026-09-23price $144,500 Active
-
2026-09-21days on market $159,950 Active
-
2026-09-20days on market $159,950 Active 122 DOM
-
2026-09-19days on market $159,950 Active 121 DOM
-
2026-09-18days on market $159,950 Active 120 DOM
-
2026-09-17days on market $159,950 Active 119 DOM
-
2026-09-16days on market $159,950 Active 118 DOM
-
2026-09-15days on market $159,950 Active 117 DOM
-
2026-09-14days on market $159,950 Active 116 DOM
-
2026-09-13days on market $159,950 Active 115 DOM
-
2026-09-12days on market $159,950 Active 114 DOM
-
2026-09-11days on market $159,950 Active 113 DOM
-
2026-09-05days on market $159,950 Active 107 DOM
-
2026-09-04price $159,950 Active 106 DOM
-
2026-09-04days on market $169,950 Active 106 DOM
-
2026-09-03days on market $169,950 Active 105 DOM
-
2026-08-31days on market $169,950 Active 102 DOM
-
2026-08-30days on market $169,950 Active 101 DOM
-
2026-08-29days on market $169,950 Active 100 DOM
-
2026-08-28days on market $169,950 Active 99 DOM
-
2026-08-27days on market $169,950 Active 98 DOM
-
2026-08-25days on market $169,950 Active 96 DOM
-
2026-08-24days on market $169,950 Active 95 DOM
-
2026-08-23days on market $169,950 Active 94 DOM
-
2026-08-22days on market $169,950 Active 93 DOM
-
2026-08-21days on market $169,950 Active 92 DOM
-
2026-08-20days on market $169,950 Active 91 DOM
-
2026-08-19days on market $169,950 Active 90 DOM
-
2026-08-18days on market $169,950 Active 89 DOM
-
2026-08-17days on market $169,950 Active 88 DOM
-
2026-08-16days on market $169,950 Active 87 DOM
-
2026-08-15days on market $169,950 Active 86 DOM
-
2026-08-14days on market $169,950 Active 85 DOM
-
2026-08-13days on market $169,950 Active 84 DOM
-
2026-08-12days on market $169,950 Active 83 DOM
-
2026-08-11days on market $169,950 Active 82 DOM
-
2026-08-10days on market $169,950 Active 81 DOM
-
2026-08-09days on market $169,950 Active 80 DOM
-
2026-08-08days on market $169,950 Active 79 DOM
-
2026-08-06days on market $169,950 Active 77 DOM
-
2026-08-05days on market $169,950 Active 76 DOM
-
2026-08-04days on market $169,950 Active 75 DOM
-
2026-08-03remarks 699-char remark
-
2026-08-03days on market $169,950 Active 74 DOM
-
2026-07-31days on market $169,950 Active 71 DOM
-
2026-07-30days on market $169,950 Active 69 DOM
-
2026-07-28days on market $169,950 Active 68 DOM
-
2026-07-26days on market $169,950 Active 66 DOM
-
2026-07-24days on market $169,950 Active 64 DOM
-
2026-07-23days on market $169,950 Active 63 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 1/10 Low
- Heat 2/10 Low 7 d/yr ≥87°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $28,875
- − Mortgage interest
- −$8,094
- − Property taxes
- −$2,168
- − Insurance
- −$722
- − Repairs & maintenance
- −$2,310
- − Management
- −$2,310
- − Depreciation
- −$4,204
- Taxable income
- $9,067
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,176
- After-tax cash flow
- $8,652/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 · 30 photos
80/100
Cosmetic rehab
Est. rehab $9,800–$29,400 screening
This well-maintained, updated home in Enumclaw offers a great living space with modern amenities and a private yard.
Value-add opportunities
- Resale Paint exterior — Enhances curb appeal and value ↑
- Rental Replace window screens — Improves comfort and energy efficiency ↑
ⓘ 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
Southwood 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
- 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 |
|
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Price history
-2.9% since first listed2 events — show timeline
- 2026-06-25 Price Changed $169,950 NWMLS as Distributed by MLS Grid
- 2026-05-21 Listed $175,000 NWMLS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…