1720 Maple Lane Ct #22 · Kent, WA 98030

$134,900

3 bd · 2.0 ba · 1,029 sqft · Manufactured · 22 Days on market

Built 2008 9,120 sqft lot $131/sqft · 50% above area

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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 +4.8/10.0
• 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 home! Enjoy privacy and space in this well-maintained home on a desirable corner lot with direct trail access in a quiet All-Ages community with affordable park rent. Built by Champion Homes of Oregon, this residence features quality 2x6 exterior wall construction and durable cement siding, plus a newer roof (2020) for added peace of mind. Inside, you’ll find a spacious kitchen with vaulted ceilings, a full laundry area with included washer & dryer, and 3 bedrooms including the primary suite with walk-in closet and private bath The fully fenced yard, two outbuildings, and ample parking provide flexibility for storage, hobbies, and outdoor living. Move-in ready as is&mdas

Key facts

• 9,120 sq ft lot
• 2 parking spots
• Built 2008

Property features AI

Finance

• Other: MLS status: Active; Buyer brokerage compensation: 3%
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Park name: Maple Lane Community; Park approved for sale; Pets allowed per remarks; Senior exemption not indicated; Land lease in effect ($1,200)

Exterior

• Parking: Uncovered parking; 2 open parking spaces
• Utilities: Public water (City of Kent/park); Public sewer (City of Kent/park); Electric power (PSE); Electric energy source
• Home design: Manufactured double-wide home (Champion, model SLDIS5443R); One level; Tie down foundation
• Construction: Cement plank and wood construction; Composition roof; Manufactured after 6/15/1976
• Exterior features: Cement planked exterior; Wood products; Corner lot; Curbs; Paved; Secluded; Common area and trails in the park; Has view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Vinyl plank; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; No central cooling; Double pane windows
• Interior features: Water heater; Vaulted ceilings; Ceiling fan(s); Drapes; Walk-in closet; Bath off primary
• Laundry & utility: Washer; Dryer; Laundry room with electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: schools C-, 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.
• Market conditions: Rents rising (+3.7%/yr); 171 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $933 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 + 3.7% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $132,876 (1.5% 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. 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?
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: 1.58% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.81%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $89,710
• List price: $134,900
• Delta: 50.37%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Maple Ln #16	0.16mi	2/2.0 (-1)	1,150 (+12%)	10mo	$103,000	$90	60
856 Central Ave S #87	0.53mi	2/1.0 (-1)	900 (-12%)	3mo	$76,000	$84	43

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.73×
• Total profit: $27,455
• Equity at exit: $20,114

10-year hold

• IRR: 26.8%
• Equity multiple: 3.43×
• Total profit: $91,964
• Equity at exit: $11,664

Cash invested: $37,772 (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 98030

• Rents YoY: 3.7%
• Active inventory: 171
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,129 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $749

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 60%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Maple Ln Apt 2 Kent, WA	2.0	1.0	930	$1,850	$1.99	5d	1	0.11mi
724 2nd Ave S Kent, WA	2.0	1.0	875	$1,699	$1.94	43d	1	0.80mi
713 3rd Ave S Kent, WA	3.0	2.5	1350	$2,795	$2.07	43d	1	0.87mi
702 5th Ave S Kent, WA	2.0–3.0	1.5	1150	$2,400	$2.09	5d	3	0.92mi
707 6th Ave S Unit F103 Kent, WA	2.0	1.5	979	$1,700	$1.74	43d	1	0.96mi
4750 Auburn Way N Auburn, WA	1.0–4.0	1.0–2.0	1011	$2,417	$2.39	1d	10	1.00mi
622 6th Ave S Kent, WA	3.0	2.0	1114	$2,999	$2.69	43d	1	1.02mi
25426 97th Pl S Unit 2 Kent, WA	2.0	1.0	820	$1,995	$2.43	24d	1	1.02mi
25426 97th Pl S Unit 2 Kent, WA	2.0	1.0	800	$2,095	$2.62	43d	1	1.02mi
25426 98th Ave S Kent, WA	3.0	1.0	690	$2,576	$3.73	5d	18	1.03mi
10031 SE 258th Pl Kent, WA	3.0	2.0–2.5	1454	$2,968	$2.04	3d	3	1.03mi
401 3rd Ave S Unit Up L Kent, WA	2.0	1.0	700	$1,700	$2.43	43d	1	1.09mi
9626 S 252nd St Kent, WA	2.0	1.0	880	$1,675	$1.90	2d	4	1.15mi
802 45th St NE Auburn, WA	1.0–3.0	1.0–2.0	895	$1,999	$2.23	1d	11	1.18mi
9045 Canyon Dr Apt 1 Kent, WA	2.0	1.0	750	$1,295	$1.73	18d	1	1.21mi
25035 98th Pl S Kent, WA	2.0	1.0	900	$2,200	$2.44	43d	1	1.22mi
106 Kensington Ave S #102 Kent, WA	3.0	1.0	881	$1,650	$1.87	24d	1	1.23mi
106 Kensington Ave S Unit 104 Kent, WA	3.0	1.0	881	$1,695	$1.92	43d	1	1.23mi
1254 Weiland St Kent, WA	2.0	1.0	974	$1,550	$1.59	43d	1	1.23mi
9803 S 248th St Kent, WA	1.0–2.0	1.0	754	$1,790	$2.37	12d	1	1.33mi
24802 99th Pl S Kent, WA	1.0–2.0	1.0–2.0	817	$2,419	$2.96	2d	9	1.36mi
420 W Smith St Kent, WA	2.0	1.0–2.0	704	$2,321	$3.30	2d	8	1.36mi
625 W Meeker St Kent, WA	1.0–2.0	1.0	633	$1,787	$2.82	2d	15	1.36mi
10433 SE Kent Kangley Rd Kent, WA	1.0–2.0	1.0–2.0	776	$1,845	$2.38	5d	7	1.39mi
24808 100th Pl SE Kent, WA	1.0–2.0	1.0–2.0	812	$2,461	$3.03	2d	12	1.41mi
24928 103rd Ave SE Apt D302 Kent, WA	2.0	2.0	886	$2,095	$2.36	22d	1	1.44mi
443 Ramsay Way Kent, WA	1.0–2.0	1.0–2.0	728	$2,249	$3.09	2d	13	1.48mi
10215 SE 248th St Kent, WA	3.0	2.0	1250	$2,895	$2.32	20d	1	1.50mi
10215 SE 248th St Kent, WA	2.0–3.0	2.0	1240	$2,895	$2.33	43d	3	1.50mi

Listing history 7 events

1. 2026-04-30
   listed $134,900 Active
2. 2023-09-27
   soldstatus $110,000 Closed
3. 2023-09-14
   status Pending - Backup Offer Requested
4. 2023-09-07
   listed $110,000 Active
5. 2014-09-15
   soldstatus $44,500 Sold
6. 2014-08-13
   status Pending
7. 2014-07-11
   listed $45,000 Active

ⓘ 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 · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 15 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: $25,544
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$3,924
• Taxable income: $7,278
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $7,246/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): 38,523
• Household income: $91,761
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1415.0

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 0.74)
• Race & ethnicity: White 41% Asian 24% Hispanic / Latino 15% Black 11% Two or more races 9% Pacific Islander 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Subsaharan African 6% Italian 4% Portuguese 2%
• Foreign-born: 36% · Canada, Vietnam, Philippines
• Languages at home: 53% English-only · Spanish 10% Other Indo-European 9% Other Asian/Pacific 8%

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: ▼ -494.18%
• Current HPI: 315.2007
• Rent YoY: ▲ 3.72%
• 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

+199.8% since first listed

8 events — show timeline

• 2026-05-23 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-30 Listed $134,900 NWMLS as Distributed by MLS Grid
• 2023-09-27 Sold (MLS) $110,000 NWMLS as Distributed by MLS Grid
• 2023-09-14 Pending — NWMLS as Distributed by MLS Grid
• 2023-09-07 Listed $110,000 NWMLS as Distributed by MLS Grid
• 2014-09-15 Sold (MLS) $44,500 NWMLS as Distributed by MLS Grid
• 2014-08-13 Pending — NWMLS as Distributed by MLS Grid
• 2014-07-11 Listed $45,000 NWMLS as Distributed by MLS Grid