21817 107th Pl SE #12 · Kent, WA 98031

$84,950

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 22 Days on market

Built 1979 $59/sqft · 46% below area Est $158k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Canyon View Estates, a desirable 55+ community in Kent! This well-maintained 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living space with tasteful modern updates throughout. Enjoy a bright and functional floor plan featuring newer appliances, spacious living areas, and a private primary suite with attached bath. Additional bedrooms offer flexibility for guests, hobbies, or office space. Large windows bring in great natural light, creating a warm and inviting feel throughout the home. Step outside to a covered patio with awning, perfect for relaxing and hosting year-round. The home also includes a covered carport for added convenience. Most or all furniture currently

Key facts

• Community pool
• Community clubhouse
• Covered carport

Tags

• CANYON VIEW ESTATES
• COVERED PATIO
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL
• COVERED CARPORT
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Number of homes in park: 93; Park name: Canyon View Estates; Land lease amount disclosed
• Financial info: Listing terms: Cash, Conventional
• HOA & community: Senior community; Land lease (monthly)

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water (billed by park); Sewer billed by park; Puget Sound Energy power; Electric water heater (located side of home by the shed); Double pane windows
• Home design: Manufactured double wide (Moduline); One level
• Construction: Composition roof; Manufactured house
• Exterior features: Awnings; Patio/Porch/Deck; Storage under carport; Manufactured home park with clubhouse, common area, and pool; Park approved for sale

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers; Jetted/soaking tub
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Fireplace (wood burning); Water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 2.7% in Kent — 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 79/100 on livability (#109 in WA, #2,154 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, cost of living F.
• Kent School District (urban): math 47% / reading 57% proficiency, ranked #109 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Panther Lake Elementary School (529 students, 73% FRL); Kentridge High School (2,034 students, 42% FRL) — zoned schools average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 167 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $588 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 + 3.5% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $83,675 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
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: 2.77% ✓
• Cap rate: 24.22%
• Cash-on-cash: 64.02%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (median comp): $158,428
• List price: $84,950
• Delta: -46.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21821 107th Pl SE #13	0.00mi	3/2.0	1,440 (0%)	3mo	$67,000	$47	98
21916 107th Pl SE	0.03mi	3/2.0	1,440 (0%)	8mo	$161,200	$112	92
21908 107th Ave SE #22	0.05mi	2/2.0 (-1)	1,440 (0%)	7mo	$115,000	$80	87
21800 107th Pl SE #9	0.02mi	2/2.0 (-1)	1,442 (+0%)	12mo	$134,000	$93	84
22065 106th Pl SE #75	0.17mi	2/2.0 (-1)	1,450 (+1%)	4mo	$50,000	$34	82
21920 107th Ave SE #2	0.05mi	3/2.0	1,536 (+7%)	14mo	$166,000	$108	75
20750 113th Pl SE	0.73mi	3/2.0	1,456 (+1%)	4mo	$65,000	$45	60
22603 115th Pl SE	0.65mi	3/2.0	1,536 (+7%)	3mo	$470,000	$306	56
22627 112th Ave SE	0.62mi	3/2.0	1,536 (+7%)	9mo	$459,000	$299	52
10921 SE 227TH Pl	0.61mi	3/2.0	1,248 (-13%)	2mo	$155,000	$124	48
11029 SE 227th Pl	0.62mi	2/2.0 (-1)	1,304 (-9%)	10mo	$200,000	$153	42
22522 113th Pl SE	0.57mi	2/2.0 (-1)	1,248 (-13%)	12mo	$420,000	$337	36

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 · 3.53% rent growth · sell at horizon

5-year hold

• IRR: 63.7%
• Equity multiple: 3.87×
• Total profit: $68,351
• Equity at exit: $12,666

10-year hold

• IRR: 68.3%
• Equity multiple: 8.10×
• Total profit: $168,957
• Equity at exit: $7,345

Cash invested: $23,786 (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 98031

• Rents YoY: 3.5%
• Active inventory: 167
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,269

Break-even live

Break-even rent $743

Max offer price $84,950

Occupancy floor 41%

Sensitivity live

Price	-10% $1,328	-5% $1,298	+0% $1,269	+5% $1,240	+10% $1,210
Rent	-10% $1,083	-5% $1,176	+0% $1,269	+5% $1,362	+10% $1,455
Rate	-1.0pp $1,312	-0.5pp $1,291	base $1,269	+0.5pp $1,247	+1.0pp $1,225

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: $21,238
• Closing costs: $2,548
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21822 107th Pl SE #6 Kent, WA	3.0	1.5	1152	$1,525	$1.32	22d	1	0.03mi
11500 SE 221st Pl Kent, WA	3.0	2.5	1770	$3,100	$1.75	44d	1	0.45mi
10820 SE 211th Pl Kent, WA	1.0–3.0	1.0–1.5	907	$2,470	$2.72	3d	20	0.57mi
11101 SE 208th St Kent, WA	1.0–3.0	1.0–2.0	971	$2,517	$2.59	2d	17	0.58mi
11211 SE 226th St Kent, WA	3.0	2.0	1012	$2,250	$2.22	18d	1	0.58mi
10530 SE 229th Pl Kent, WA	3.0	1.0	1000	$3,000	$3.00	44d	1	0.65mi
20803 110th Ln SE Kent, WA	2.0	2.5	1361	$2,845	$2.09	44d	1	0.67mi
20805 109th Ln SE Kent, WA	2.0	1.5	1250	$2,700	$2.16	44d	1	0.68mi
20506 103rd Ave SE Kent, WA	3.0	1.0	1180	$2,295	$1.94	24d	1	0.90mi
12012 SE 210th St Kent, WA	3.0	1.5	1230	$1,820	$1.48	25d	1	1.03mi
23613 112th Ave SE Apt J103 Kent, WA	2.0	2.0	882	$2,000	$2.27	13d	1	1.13mi
22328 88th Ave S Kent, WA	3.0	3.0	1714	$3,695	$2.16	21d	1	1.14mi
22804 90th Way S Kent, WA	1.0–3.0	1.0–2.0	910	$2,132	$2.34	3d	21	1.15mi
9915 SE 235th Pl Kent, WA	3.0	2.0	1250	$2,750	$2.20	21d	1	1.15mi
23721 108th Ave SE Kent, WA	2.0	1.0	1000	$1,800	$1.80	25d	1	1.17mi
23817 108th Ave SE Kent, WA	1.0–2.0	1.0	874	$1,815	$2.08	3d	6	1.22mi
10811 SE 239th Pl Kent, WA	1.0–3.0	1.0–2.0	917	$2,236	$2.44	3d	28	1.24mi
21627 127th Pl SE Kent, WA	3.0	2.0	1420	$3,095	$2.18	17d	1	1.25mi
9333 S 200th St Kent, WA	3.0	1.0	1060	$2,450	$2.31	5d	1	1.42mi

Listing history 20 events

1. 2026-06-07
   statusdays on market $84,950 Pending 22 DOM
2. 2026-06-04
   days on market $84,950 Active 21 DOM
3. 2026-06-03
   days on market $84,950 Active 20 DOM
4. 2026-06-02
   days on market $84,950 Active 19 DOM
5. 2026-06-01
   days on market $84,950 Active 18 DOM
6. 2026-05-31
   days on market $84,950 Active 17 DOM
7. 2026-05-14
   listed $84,950 Active
8. 2021-02-17
   soldstatus $100,000 Sold
9. 2021-02-05
   status Pending
10. 2021-02-03
    status Active
11. 2021-01-31
    status Pending Inspection
12. 2021-01-28
    status Active
13. 2021-01-27
    status Pending Inspection
14. 2021-01-21
    listed $99,950 Active
15. 2011-07-22
    historical
16. 2011-07-21
    soldstatus $34,000 Sold
17. 2011-07-05
    status Pending Inspection
18. 2011-06-22
    listed $38,000 Active
19. 2005-06-10
    soldstatus $65,950
20. 2005-05-06
    listed $69,950

ⓘ 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 3/10 Moderate 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,193
• − Mortgage interest: −$4,759
• − Property taxes: −$1,274
• − Insurance: −$425
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$2,471
• Taxable income: $14,753
• Est. tax owed @ 24.0%: −$3,541
• After-tax cash flow: $11,687/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: Kent School District
• NCES district ID: 5303960
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $69,823
• Composite: 48.25/100
• National rank: #4714
• State rank: #109 of 291 in WA

Livability — Kent

• Score: 79/100
• State rank: #109
• US rank: #2154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent, WA
• County: King County · 2,251,916 people
• City population: 119,479
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 40,094
• Household income: $105,965
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1151.0

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: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: White 36% Asian 27% Black 13% Hispanic / Latino 13% Two or more races 13% Pacific Islander 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Portuguese 2% Subsaharan African 2%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 9% Other Indo-European 7% Vietnamese 4%

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: ▼ -673.58%
• Current HPI: 308.1747
• Rent YoY: ▲ 3.53%
• 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

+21.4% since first listed

15 events — show timeline

• 2026-06-05 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-14 Listed $84,950 NWMLS as Distributed by MLS Grid
• 2021-02-17 Sold (MLS) $100,000 NWMLS as Distributed by MLS Grid
• 2021-02-05 Pending — NWMLS as Distributed by MLS Grid
• 2021-02-03 Relisted — NWMLS as Distributed by MLS Grid
• 2021-01-31 Pending — NWMLS as Distributed by MLS Grid
• 2021-01-28 Relisted — NWMLS as Distributed by MLS Grid
• 2021-01-27 Pending — NWMLS as Distributed by MLS Grid
• 2021-01-21 Listed $99,950 NWMLS as Distributed by MLS Grid
• 2011-07-22 Delisted — NWMLS as Distributed by MLS Grid
• 2011-07-21 Sold (MLS) $34,000 NWMLS as Distributed by MLS Grid
• 2011-07-05 Pending — NWMLS as Distributed by MLS Grid
• 2011-06-22 Listed $38,000 NWMLS as Distributed by MLS Grid
• 2005-06-10 Sold (MLS) $65,950 NWMLS as Distributed by MLS Grid
• 2005-05-06 Listed $69,950 NWMLS as Distributed by MLS Grid