785 Dogwood Pl · Enumclaw, WA
Flood risk 5/10 · Moderate
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.55%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- 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
- 15 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 +22.5/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- Schools +5.5/10.0
- Livability +4.4/5.0
- Condition / age +3.8/5.0
- Rent growth +3.6/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -5.8
$114,950
785 Dogwood Pl · Enumclaw, WA 98022
3 bd · 2.0 ba · 1,848 sqft · Manufactured
Manufactured home
55+ age-restricted
Built 1984
$62/sqft
· 21% below area
Est $146k · 21% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to the highly sought-after 55+ Mountain Villa community in the heart of Enumclaw! This beautifully maintained 1,848 SF home offers effortless main-level living with 3 bedrooms and 1.75 bathrooms. Step inside to an expansive living room with vaulted ceilings and a dedicated dining area, creating a bright and airy feel. The open-concept kitchen features a built-in buffet counter and flows seamlessly into the cozy family room, highlighted by a charming wood-burning fireplace with a striking rock accent wall and mantle. The spacious primary suite includes a walk-in closet and a private en-suite bath, providing a comfortable retreat.
Key facts
- Open-concept kitchen
- Walk-in closet
- Rock accent wall
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 $115k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $1k ($13k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $115k).
- Cap rate 18.0% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
Negotiation context
- Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
- 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$114,950
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
- 2.11% ✓
- Cap rate
- 18.01%
- Cash-on-cash
- 41.86%
- DSCR
- 2.86
- GRM
- 3.9
CMA / ARV
- ARV (median comp)
- $146,168
- List price
- $114,950
- Delta
- -21.36%
- Verdict
- UNDERPRICED
- Comps
- 12 within 1.0 mi
Show comp detail 8 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 298 Holly Dr #57 | 0.58mi | 3/2.0 | 1,848 (0%) | 3mo | $284,999 | $154 | 71 |
| 1953 Pine Cone Ave #106 | 0.41mi | 4/2.0 (+1) | 1,848 (0%) | 8mo | $220,000 | $119 | 70 |
| 250 Holly Dr | 0.55mi | 3/2.0 | 1,848 (0%) | 9mo | $220,000 | $119 | 67 |
| 1887 Douglas Fir Dr #131 | 0.40mi | 3/3.0 | 2,000 (+8%) | 2mo | $24,000 | $12 | 62 |
| 298 Holly Dr #57 | 0.58mi | 2/2.0 (-1) | 1,848 (0%) | 12mo | $145,000 | $78 | 58 |
| 821 Pine Dr | 0.09mi | 2/2.0 (-1) | 1,583 (-14%) | 16mo | $125,000 | $79 | 54 |
| 191 Grand Fir Dr | 0.50mi | 3/2.0 | 1,716 (-7%) | 20mo | $185,000 | $108 | 48 |
| 400 Grand Fir Dr #94 | 0.48mi | 4/2.0 (+1) | 1,620 (-12%) | 14mo | $210,000 | $130 | 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 · 4.32% rent growth · sell at horizon
5-year hold
- IRR
- 40.0%
- Equity multiple
- 2.75×
- Total profit
- $56,186
- Equity at exit
- $17,139
10-year hold
- IRR
- 47.0%
- Equity multiple
- 5.81×
- Total profit
- $154,922
- Equity at exit
- $9,939
Cash invested: $32,186 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 7 active · 1 under contract
- Months of supply
- 14.0 mo (7%/mo absorbed)
- Median asking
- $179,950 ($112/sqft)
- Median days on market
- 914 d
- This list price
- 14% of active listings are priced below it
- ARV vs active asking
- -29.4% vs 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
- 3.9×
Monthly cashflow live
↻
- Estimated rent
- $2,427 high interval (Pro) →
- Mortgage (P&I)
- −$603
- Tax est. 1.5%
- −$144 /mo · $1,724/yr
- Insurance
- −$48
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$510
- Net cashflow
- $1,123
Break-even live
Break-even rent
$1,006
Max offer price
$114,950
Occupancy floor
49%
Sensitivity live
| Price | -10% $1,202 | -5% $1,163 | +0% $1,123 | +5% $1,083 | +10% $1,043 |
|---|---|---|---|---|---|
| Rent | -10% $931 | -5% $1,027 | +0% $1,123 | +5% $1,219 | +10% $1,315 |
| Rate | -1.0pp $1,181 | -0.5pp $1,152 | base $1,123 | +0.5pp $1,093 | +1.0pp $1,063 |
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
- $28,738
- Closing costs
- $3,448
- 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 10 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 | 0.29mi |
| 259 Bondgard Ave E Enumclaw, WA | 4.0 | 2.5 | 2542 | $3,255 | $1.28 | 0d | 1 | 0.40mi |
| 362 Bondgard Ave E Enumclaw, WA | 4.0 | 2.5 | 2320 | $3,195 | $1.38 | 0d | 1 | 0.46mi |
| 556 Bondgard Ave E Enumclaw, WA | 3.0 | 2.0 | 1480 | $2,995 | $2.02 | 105d | 1 | 0.64mi |
| 1066 Harding St Enumclaw, WA | 3.0 | 2.0 | 1350 | $3,295 | $2.44 | 18d | 1 | 0.69mi |
| 2644 Link Ave Enumclaw, WA | 4.0 | 2.5 | 1843 | $3,325 | $1.80 | 10d | 1 | 0.85mi |
| 2668 Link Ave Enumclaw, WA | 4.0 | 2.5 | 2175 | $3,425 | $1.57 | 0d | 1 | 0.86mi |
| 195 Jasmine Ln N Enumclaw, WA | 3.0 | 2.5 | 1860 | $3,250 | $1.75 | 1d | 1 | 0.94mi |
| 46039 284th Ave SE Enumclaw, WA | 4.0 | 2.0 | 2000 | $3,500 | $1.75 | 82d | 1 | 1.01mi |
| 43002 268th Ave SE Enumclaw, WA | 3.0 | 1.0 | 1475 | $3,250 | $2.20 | 29d | 1 | 1.35mi |
Property features AI
Finance
- Other
- Senior community designation noted
- Financial info
- Land lease payment required ($1,628)Cash offers only (listing terms)
- HOA & community
- Located in Mountain Villa Estates (manufactured home park)Park approved for sale187 homes in the parkPark amenities include BBQs, clubhouse, and common area
Exterior
- Parking
- CarportRV parking available in park
- Utilities
- Electric energy sourcePublic water (City of Enumclaw)Public sewer (City of Enumclaw)PSE power
- Home design
- Manufactured double-wide homeOne storyVaulted ceilingsBath off primaryWalk-in closetCeiling fansDouble pane windowsMobile home remains
- Construction
- Metal/vinyl constructionComposition roof
- Exterior features
- Metal/vinyl exteriorAwningsLandscaped yardPatio/porch/deckSecluded settingCul-de-sac lotHas view
Interior
- Kitchen
- DishwasherMicrowaveRefrigeratorStove/Range
- Bedrooms
- 3 bedrooms
- Flooring
- LaminateCarpet
- Bathrooms
- 1 full bath1 three-quarter bath1 bathtub2 showers
- Heating & cooling
- Forced air heating
- Interior features
- Fireplace (wood-burning)
- Laundry & utility
- WasherDryerUtility room
Listing history 50 events
-
2026-09-21days on market $114,950 Active
-
2026-09-20days on market $114,950 Active 136 DOM
-
2026-09-19days on market $114,950 Active 135 DOM
-
2026-09-18days on market $114,950 Active 134 DOM
-
2026-09-17days on market $114,950 Active 133 DOM
-
2026-09-16days on market $114,950 Active 132 DOM
-
2026-09-15days on market $114,950 Active 131 DOM
-
2026-09-14days on market $114,950 Active 130 DOM
-
2026-09-13days on market $114,950 Active 129 DOM
-
2026-09-12days on market $114,950 Active 128 DOM
-
2026-09-11days on market $114,950 Active 127 DOM
-
2026-09-05days on market $114,950 Active 121 DOM
-
2026-09-04days on market $114,950 Active 120 DOM
-
2026-09-03days on market $114,950 Active 119 DOM
-
2026-08-31days on market $114,950 Active 116 DOM
-
2026-08-30days on market $114,950 Active 115 DOM
-
2026-08-29days on market $114,950 Active 114 DOM
-
2026-08-28price $114,950 Active 113 DOM
-
2026-08-28days on market $130,000 Active 113 DOM
-
2026-08-27days on market $130,000 Active 112 DOM
-
2026-08-25days on market $130,000 Active 110 DOM
-
2026-08-24days on market $130,000 Active 109 DOM
-
2026-08-23days on market $130,000 Active 108 DOM
-
2026-08-22days on market $130,000 Active 107 DOM
-
2026-08-21days on market $130,000 Active 106 DOM
-
2026-08-20days on market $130,000 Active 105 DOM
-
2026-08-19days on market $130,000 Active 104 DOM
-
2026-08-18days on market $130,000 Active 103 DOM
-
2026-08-17days on market $130,000 Active 102 DOM
-
2026-08-16days on market $130,000 Active 101 DOM
-
2026-08-15days on market $130,000 Active 100 DOM
-
2026-08-14days on market $130,000 Active 99 DOM
-
2026-08-13days on market $130,000 Active 98 DOM
-
2026-08-12days on market $130,000 Active 97 DOM
-
2026-08-11days on market $130,000 Active 96 DOM
-
2026-08-10days on market $130,000 Active 95 DOM
-
2026-08-09pricedays on market $130,000 Active 94 DOM
-
2026-08-08days on market $135,000 Active 93 DOM
-
2026-08-06days on market $135,000 Active 91 DOM
-
2026-08-05days on market $135,000 Active 90 DOM
-
2026-08-04days on market $135,000 Active 89 DOM
-
2026-08-03days on market $135,000 Active 88 DOM
-
2026-07-31days on market $135,000 Active 85 DOM
-
2026-07-30days on market $135,000 Active 83 DOM
-
2026-07-28days on market $135,000 Active 82 DOM
-
2026-07-26days on market $135,000 Active 80 DOM
-
2026-07-24days on market $135,000 Active 78 DOM
-
2026-07-23days on market $135,000 Active 77 DOM
-
2026-07-22days on market $135,000 Active 76 DOM
-
2026-07-21days on market $135,000 Active 75 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 5/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
- Wildfire 3/10 Moderate
- Heat 2/10 Low 7 d/yr ≥87°F today · 15 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
- $29,122
- − Mortgage interest
- −$6,439
- − Property taxes
- −$1,724
- − Insurance
- −$575
- − Repairs & maintenance
- −$2,330
- − Management
- −$2,330
- − Depreciation
- −$3,344
- Taxable income
- $12,380
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,971
- After-tax cash flow
- $10,502/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
75/100
Cosmetic rehab
Est. rehab $9,240–$27,720 screening
This well-maintained 1,848 SF manufactured home in Enumclaw offers a good condition with minimal repairs needed. It's ready for a fresh coat of paint to enhance its curb appeal and replace ceiling fans for improved comfort and energy efficiency.
Value-add opportunities
- Resale paint exterior — enhances curb appeal ↑
- Rental replace ceiling fans — 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 |
|
||
Price history
+80.0% since first listed6 events — show timeline
- 2026-05-01 Listed $135,000 NWMLS as Distributed by MLS Grid
- 2023-05-15 Sold (MLS) $119,950 NWMLS as Distributed by MLS Grid
- 2023-05-07 Pending — NWMLS as Distributed by MLS Grid
- 2023-04-20 Listed $119,950 NWMLS as Distributed by MLS Grid
- 2005-07-21 Sold (MLS) $71,500 NWMLS as Distributed by MLS Grid
- 2005-03-01 Listed $74,999 NWMLS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…