910 Lenora St Unit S1004 · Seattle, WA 98121

$356,000

1 bd · 1.0 ba · 610 sqft · Condo · 11 Days on market

Built 2006 $584/sqft · 23% below area Est $464k · 23% under $828/mo HOA · 28% of rent

---

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).

• ARV discount +15.0/15.0
• Schools +6.1/10.0
• Appreciation +4.6/10.0
• Cash flow +4.5/30.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Stylish 1-bed/1-bath condo in the heart of South Lake Union at 2200 Westlake. Unbeatable location with easy access to Whole Foods, Amazon, Denny Park, the newly renovated Hotel 1 across the street and so much more. Benefit from a walk score of 99 & transit score 100 while still having the convenience of secure garage parking and storage. Inside, you'll find hardwood floors, a sleek modern kitchen w/ gas cooktop, a convenient built-in desk, in-unit washer & dryer and large windows showcasing city views. Impressive building amenities include fitness center, private theatre, game room, event/party room, conference room, guest suite & secure bike storage room. Friendly and hel

Key facts

• Transit score 100
• Walk score of 99
• $828 HOA

Tags

• EASY ACCESS TO WHOLE FOODS
• EASY ACCESS TO AMAZON
• EASY ACCESS TO DENNY PARK
• NEWLY RENOVATED HOTEL 1
• WALK SCORE OF 99
• TRANSIT SCORE 100

Property features AI

Finance

• Other: Bus routes nearby (40, C line); Directions note: short-term parking above Whole Foods retail lot; longer parking in Whole Foods garage or on-street
• Financial info: Listing terms: cash or conventional
• HOA & community: Monthly HOA dues (includes central hot water, common area maintenance, concierge, earthquake insurance, gas, security, sewer, water); Building amenities: clubhouse, elevator, exercise room, game/rec room, gated entry, lobby entrance, rooftop deck; Pets allowed (cats and dogs, see remarks); Building has 150 units; community has 260 units; Association contact: CWD

Exterior

• Parking: Common garage with 1 covered space (assigned parking number 291)
• Security: Security gate; Security service; Fire sprinklers
• Utilities: Electric and natural gas energy sources; Seattle City Light power; HOA-managed water and sewer; Central boiler water heater
• Home design: Attached condominium; One level unit; Southeast-facing; Rooftop deck and unit views
• Construction: Cement construction; Flat roof; Built in 2006; Condominium structure
• Exterior features: Cement/concrete exterior; Curbs, paved, sidewalk

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 1 bedroom (main level)
• Flooring: Ceramic tile; Hardwood; Carpet
• Bathrooms: 1 full bathroom with bathtub and shower (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Forced air cooling
• Interior features: Gas cooking; Water heater; Insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $356k.

Deal economics

• At list price, monthly cash flow is $-915 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (37.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (15.6% below list).
• Recommended offer: $224k (37.2% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 1.6% in Seattle — 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 75/100 on livability (#166 in WA, #4,033 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Seattle Public Schools (urban): math 64% / reading 72% proficiency, ranked #19 of 291 in WA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lowell Elementary School (331 students, 70% FRL); Mcclure Middle School (429 students, 19% FRL); Garfield High School (1,642 students, 40% FRL).
• Market conditions: Rents flat; 231 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 (-0.8%/yr); year-one equity from $2k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $208k; list at $356k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $223,564 (37.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 3.21%
• Cash-on-cash: -11.02%
• DSCR: 0.51
• GRM: 9.9

CMA / ARV

• ARV (median comp): $463,558
• List price: $356,000
• Delta: -19.10%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-0.81% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.10×
• Total profit: $-90,206
• Equity at exit: $89,123

10-year hold

• IRR: -18.7%
• Equity multiple: -0.53×
• Total profit: $-152,745
• Equity at exit: $96,331

Cash invested: $99,680 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City Seattle: 0 Strongly Tenant-Friendly · D+52

Just Cause + Relocation Assistance + Source of Income + First in Time.

Methodology + full state rankings →

ZIP-level market 98121

• Home prices YoY: -0.5%
• Rents YoY: 0.1%
• Active inventory: 231
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,004 high
• Mortgage (P&I): −$1,867
• Tax est. 1.5%: −$445 /mo · $5,340/yr
• Insurance: −$148
• HOA: −$828
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-915

Break-even live

Break-even rent $4,162

Max offer price $223,564

Occupancy floor —

Sensitivity live

Price	-10% $-669	-5% $-792	+0% $-915	+5% $-1,038	+10% $-1,161
Rent	-10% $-1,153	-5% $-1,034	+0% $-915	+5% $-797	+10% $-678
Rate	-1.0pp $-736	-0.5pp $-825	base $-915	+0.5pp $-1,007	+1.0pp $-1,101

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: $89,000
• Closing costs: $10,680
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Lenora St #1004 Seattle, WA	1.0	1.0	741	$2,950	$3.98	0d	1	0.02mi
111 Terry Ave N Seattle, WA	2.0	1.0–2.0	821	$4,086	$4.97	0d	28	0.07mi
820 Lenora St Seattle, WA	1.0–2.0	1.0–2.0	931	$2,493	$2.68	0d	23	0.07mi
2019 Boren Ave Seattle, WA	3.0	1.0–3.0	1420	$7,752	$5.46	0d	15	0.08mi
120 Westlake Ave N Seattle, WA	1.0–2.0	1.0–2.0	1155	$2,623	$2.27	0d	14	0.10mi
2010 Terry Ave Seattle, WA	2.0	1.0–2.5	1415	$10,184	$7.20	0d	26	0.11mi
2030 8th Ave Seattle, WA	2.0	1.0–2.0	882	$3,585	$4.06	0d	16	0.11mi
2202 8th Ave Seattle, WA	2.0	1.0–2.0	733	$3,402	$4.64	0d	24	0.11mi
975 John St Seattle, WA	1.0	1.0	457	$2,651	$5.80	0d	16	0.11mi
112 Boren Ave N Seattle, WA	1.0–3.0	1.0–3.0	1058	$2,867	$2.71	0d	52	0.12mi
819 Virginia St #2109 Seattle, WA	1.0	1.0	719	$2,250	$3.13	6d	1	0.14mi
819 Virginia St Seattle, WA	1.0	1.0	719	$2,250	$3.13	3d	1	0.14mi
2014 Fairview Ave Seattle, WA	1.0–2.0	1.0–2.0	742	$2,862	$3.85	0d	15	0.15mi
910 John St Seattle, WA	1.0	1.0	677	$2,714	$4.01	0d	6	0.18mi
1823 Terry Ave Seattle, WA	2.0	1.0–2.0	893	$3,050	$3.41	0d	25	0.22mi
210 8th Ave N Seattle, WA	2.0	1.0–2.0	772	$3,866	$5.01	0d	21	0.23mi
122 Pontius Ave N Seattle, WA	1.0	1.0	500	$1,473	$2.95	0d	7	0.23mi
1942 Westlake Ave Seattle, WA	2.0	1.0–2.0	872	$3,585	$4.11	0d	11	0.23mi
221 Minor Ave N Seattle, WA	2.0	1.0–2.0	795	$2,426	$3.05	0d	17	0.24mi
2121 6th Ave Seattle, WA	1.0	1.0	649	$3,019	$4.65	0d	15	0.24mi
2101 6th Ave Unit 1506175P Seattle, WA	1.0	1.0	635	$6,174	$9.72	1d	1	0.25mi
230 8th Ave N Seattle, WA	1.0	1.0	486	$1,702	$3.50	0d	6	0.26mi
1823 Minor Ave Seattle, WA	2.0	1.0–2.0	1083	$4,502	$4.16	0d	28	0.26mi
1820 Minor Ave Seattle, WA	—	1.0	386	$1,540	$3.99	0d	36	0.26mi
2132 5th Ave #9 Seattle, WA	1.0	1.0	680	$2,050	$3.01	0d	1	0.27mi
285 8th Ave N Seattle, WA	2.0	1.0–2.0	782	$3,046	$3.89	0d	15	0.28mi
109 Dexter Ave N Seattle, WA	1.0–2.0	1.0–2.0	768	$1,895	$2.47	0d	2	0.28mi
1800 Boren Ave Seattle, WA	2.0	1.0–2.0	912	$4,441	$4.87	0d	30	0.28mi
301 Minor Ave N Seattle, WA	2.0	1.0–2.0	848	$2,854	$3.37	0d	14	0.29mi
757 Thomas St Seattle, WA	3.0	1.0–3.0	953	$3,457	$3.63	0d	27	0.29mi
757 Thomas St Unit 1202 Seattle, WA	—	1.0	450	$2,334	$5.19	12d	1	0.30mi
1808 Minor Ave Seattle, WA	1.0	1.0	476	$2,750	$5.78	0d	5	0.30mi
1808 Minor Ave Seattle, WA	2.0	1.0–2.0	679	$2,888	$4.25	45d	7	0.30mi
224 Pontius Ave N Seattle, WA	5.0	1.0–3.0	2938	$4,221	$1.44	0d	130	0.30mi
241 Yale Ave N Seattle, WA	1.0	1.0–1.5	631	$3,140	$4.97	0d	11	0.31mi
2105 5th Ave Seattle, WA	2.0	1.0–2.0	837	$3,428	$4.10	0d	6	0.31mi
2133 5th Ave Seattle, WA	—	1.0	472	$1,510	$3.20	0d	2	0.31mi
1146 Harrison St Seattle, WA	2.0	1.0–2.0	833	$3,318	$3.98	0d	8	0.31mi
737 Olive Way Seattle, WA	1.0	1.0	690	$2,850	$4.13	21d	1	0.31mi
400 Boren Ave N Seattle, WA	1.0–2.0	1.0–2.0	856	$2,103	$2.46	0d	19	0.33mi

HOA detail condo

• Monthly dues: $828 · $9,936/yr
• Likely covers: gasgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-22
   days on market $356,000 Active 11 DOM
2. 2026-06-21
   days on market $356,000 Active 10 DOM
3. 2026-06-21
   days on market $356,000 Active 9 DOM
4. 2026-06-19
   days on market $356,000 Active 8 DOM
5. 2026-06-18
   days on market $356,000 Active 7 DOM
6. 2026-06-17
   days on market $356,000 Active 6 DOM
7. 2026-06-16
   days on market $356,000 Active 5 DOM
8. 2026-06-15
   days on market $356,000 Active 4 DOM
9. 2026-06-15
   days on market $356,000 Active 3 DOM
10. 2026-06-13
    days on market $356,000 Active 2 DOM
11. 2026-06-12
    pricedays on marketlisting id $356,000 Active 1 DOM
12. 2026-06-10
    days on market $375,000 Active 47 DOM
13. 2026-06-09
    days on market $375,000 Active 46 DOM
14. 2026-06-08
    days on market $375,000 Active 45 DOM
15. 2026-06-07
    days on market $375,000 Active 44 DOM
16. 2026-06-07
    days on market $375,000 Active 43 DOM
17. 2026-06-04
    days on market $375,000 Active 41 DOM
18. 2026-06-03
    days on market $375,000 Active 40 DOM
19. 2026-06-02
    days on market $375,000 Active 39 DOM
20. 2026-06-01
    days on market $375,000 Active 38 DOM
21. 2026-05-31
    days on market $375,000 Active 37 DOM
22. 2026-04-24
    listed $375,000 Active
23. 2012-01-05
    historical
24. 2011-12-29
    soldstatus $208,000 Sold
25. 2011-12-01
    status Pending
26. 2011-11-18
    price $218,000 Active
27. 2011-11-18
    status Active
28. 2011-10-14
    status Pending - Backup Offer Requested
29. 2011-10-13
    status Pending
30. 2011-10-04
    status Pending Inspection
31. 2011-09-15
    price $222,000
32. 2011-09-01
    price $242,000
33. 2011-08-19
    listed $262,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,046
• − Mortgage interest: −$19,942
• − Property taxes: −$5,340
• − Insurance: −$1,780
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − HOA: −$9,936
• − Depreciation: −$10,356
• Taxable loss: −$17,076
• Est. tax savings @ 24.0%: +$4,098
• After-tax cash flow: $-6,885/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: Seattle Public Schools
• NCES district ID: 5307710
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 72% ▬ 0.00%
• Median HH income: $68,695
• Composite: 60.76/100
• National rank: #1649
• State rank: #19 of 291 in WA

Livability — Seattle

• Score: 75/100
• State rank: #166
• US rank: #4033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seattle, WA
• County: King County · 2,251,916 people
• City population: 706,262
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 21,166
• Household income: $152,019
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 1835.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Asian 34% Two or more races 9% Hispanic / Latino 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Italian 3% Slovak 2%
• Foreign-born: 40% · China, Canada, South Korea
• Languages at home: 59% English-only · Other Indo-European 13% Chinese 10% Spanish 5%

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: ▼ -0.81%
• Current HPI: 165.0124
• Rent YoY: ▬ 0.05%
• 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

+35.9% since first listed

13 events — show timeline

• 2026-06-11 Listed $356,000 NWMLS as Distributed by MLS Grid
• 2026-06-11 Listed $356,000 NWMLS as Distributed by MLS Grid
• 2012-01-05 Delisted — NWMLS as Distributed by MLS Grid
• 2011-12-29 Sold (MLS) $208,000 NWMLS as Distributed by MLS Grid
• 2011-12-01 Pending — NWMLS as Distributed by MLS Grid
• 2011-11-18 Relisted — NWMLS as Distributed by MLS Grid
• 2011-11-18 Price Changed $218,000 NWMLS as Distributed by MLS Grid
• 2011-10-14 Pending — NWMLS as Distributed by MLS Grid
• 2011-10-13 Pending — NWMLS as Distributed by MLS Grid
• 2011-10-04 Pending — NWMLS as Distributed by MLS Grid
• 2011-09-15 Price Changed $222,000 NWMLS as Distributed by MLS Grid
• 2011-09-01 Price Changed $242,000 NWMLS as Distributed by MLS Grid
• 2011-08-19 Listed $262,000 NWMLS as Distributed by MLS Grid