2611 S 288th St #21 · Federal Way, WA
Flood risk 4/10 · Minor
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.2%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $604 – $1,122
Heat risk 3/10 · Minor
- 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 7/10 · Major
- Unhealthy air days now
- 10 days/yr
- Unhealthy air days in 30 yrs
- 11 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the C 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
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- ARV discount +7.5/15.0
- Schools +3.9/10.0
- Condition / age +3.8/5.0
- Livability +3.6/5.0
- Rent growth +3.1/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -4.9
$69,000
2611 S 288th St #21 · Federal Way, WA 98003
3 bd · 2.0 ba · 1,296 sqft · Manufactured
Manufactured home
55+ age-restricted
Built 1991
$53/sqft
· 51% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this spacious, beautifully maintained home in the charming 55+ community of Parkwood Lane! Step inside to a bright, modern open-concept floor plan featuring vaulted ceilings, abundant natural light, and beautiful wide-plank commercial pine flooring throughout the main living, dining, and bedroom areas, installed in 2022–2023. The sun-filled dining room offers a built-in buffet, while the cozy kitchen features a skylight, open shelving, and a raised countertop perfect for casual dining. Generously sized secondary bedrooms include custom closet systems, and the primary suite offers a private bath with a tiled walk-in shower.
Key facts
- Covered front porch
- Cozy kitchen
- Bright living area
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 $69k. 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 $69k).
- Cap rate 25.2% vs local median 2.8% in Federal Way — 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 71/100 on livability (#221 in WA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, cost of living F.
- Federal Way School District (suburban): math 35% / reading 47% proficiency, ranked #207 of 291 in WA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Valhalla Elementary School (523 students, 78% FRL); Kilo Middle School (618 students, 78% FRL); Thomas Jefferson High School (1,797 students, 72% FRL) — zoned schools average 76% FRL vs 48% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+2.3%/yr); 462 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
- This rent runs 31% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k 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 + 2.3% rent growth), your $19k cash investment doubles in ~2 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 $46k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer
$69,000
Questions for the listing agent
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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
- 2.82% ✓
- Cap rate
- 25.16%
- Cash-on-cash
- 67.40%
- DSCR
- 4.00
- GRM
- 3.0
CMA / ARV
- ARV (median comp)
- $141,048
- List price
- $69,000
- Delta
- -51.08%
- Verdict
- UNDERPRICED
- Comps
- 8 within 1.0 mi
Show comp detail 7 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3001 S 288th #84 | 0.17mi | 3/2.0 | 1,300 (+0%) | 15mo | $119,950 | $92 | 79 |
| 28719 28th Pl S | 0.14mi | 2/2.0 (-1) | 1,344 (+4%) | 13mo | $330,000 | $246 | 72 |
| 3001 S 288th #195 | 0.21mi | 3/2.0 | 1,375 (+6%) | 11mo | $170,000 | $124 | 71 |
| 3001 S 288th St #48 | 0.16mi | 4/2.0 (+1) | 1,344 (+4%) | 13mo | $170,000 | $126 | 71 |
| 2611 S 288th St #38 | 0.00mi | 2/2.0 (-1) | 1,120 (-14%) | 5mo | $99,000 | $88 | 68 |
| 3001 S 288th St #394 | 0.25mi | 3/2.0 | 1,400 (+8%) | 19mo | $200,000 | $143 | 59 |
| 3001 S 288th St #344 | 0.21mi | 2/2.0 (-1) | 1,152 (-11%) | 15mo | $140,000 | $122 | 54 |
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 · 2.33% rent growth · sell at horizon
5-year hold
- IRR
- 66.0%
- Equity multiple
- 3.93×
- Total profit
- $56,643
- Equity at exit
- $10,288
10-year hold
- IRR
- 70.1%
- Equity multiple
- 7.89×
- Total profit
- $133,100
- Equity at exit
- $5,966
Cash invested: $19,320 (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
- 4 active · 4 under contract
- Months of supply
- 8.0 mo (12%/mo absorbed)
- Median asking
- $107,775 ($88/sqft)
- Median days on market
- 240 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +23.4% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98003
- Rents YoY
- 2.3%
- Active inventory
- 462
- Price-to-rent
- 3.0×
Monthly cashflow live
↻
- Estimated rent
- $1,946 high interval (Pro) →
- Mortgage (P&I)
- −$362
- Tax from tax record
- −$62 /mo · $741/yr
- Insurance
- −$29
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$409
- Net cashflow
- $1,085
Break-even live
Break-even rent
$573
Max offer price
$69,000
Occupancy floor
39%
Sensitivity live
| Price | -10% $1,124 | -5% $1,105 | +0% $1,085 | +5% $1,066 | +10% $1,046 |
|---|---|---|---|---|---|
| Rent | -10% $931 | -5% $1,008 | +0% $1,085 | +5% $1,162 | +10% $1,239 |
| Rate | -1.0pp $1,120 | -0.5pp $1,103 | base $1,085 | +0.5pp $1,067 | +1.0pp $1,049 |
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
- $17,250
- Closing costs
- $2,070
- 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 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 28902 28th Pl S Unit 28902 Federal Way, WA | 3.0 | 1.5 | 1145 | $2,695 | $2.35 | 1d | 1 | 0.07mi |
| 28806 28th Pl S Federal Way, WA | 4.0 | 2.0 | 1342 | $2,795 | $2.08 | 41d | 1 | 0.09mi |
| 28806 28th Pl S Federal Way, WA | 4.0 | 2.0 | 1342 | $2,795 | $2.08 | 10d | 1 | 0.09mi |
| 28606 25th Pl S Unit 28624 Federal Way, WA | 4.0 | 2.0 | 1480 | $2,850 | $1.93 | 90d | 1 | 0.22mi |
| 28606 25th Pl S Unit 28608 Federal Way, WA | 4.0 | 2.0 | 1480 | $2,850 | $1.93 | 21d | 1 | 0.22mi |
| 2524 S 286th Pl Federal Way, WA | 3.0 | 2.0 | 1000 | $2,195 | $2.19 | 0d | 1 | 0.25mi |
| 2516 S 286th Pl Unit C Federal Way, WA | 3.0 | 2.0 | 1002 | $2,100 | $2.10 | 109d | 1 | 0.26mi |
| 2500 S 286th Pl Unit C Federal Way, WA | 2.0 | 2.0 | 1002 | $1,650 | $1.65 | 10d | 1 | 0.28mi |
| 2500 S 286th Pl Unit A Federal Way, WA | 2.0 | 2.0 | 1002 | $1,795 | $1.79 | 10d | 1 | 0.28mi |
| 2516 S 284th St Federal Way, WA | 4.0 | 3.0 | 1780 | $3,150 | $1.77 | 90d | 1 | 0.37mi |
| 29305 33rd Ave S Auburn, WA | 3.0 | 1.0 | 1320 | $2,875 | $2.18 | 185d | 1 | 0.39mi |
| 2311 S 284th Pl Federal Way, WA | 3.0 | 2.0 | 1600 | $1,630 | $1.02 | 55d | 1 | 0.41mi |
| 28700 34th Ave S Auburn, WA | 2.0–3.0 | 2.0 | 1089 | $2,932 | $2.69 | 0d | 10 | 0.42mi |
| 29225 34th Ave S Unit C3 Auburn, WA | 3.0 | 1.0 | 1100 | $2,500 | $2.27 | 63d | 1 | 0.43mi |
| 2017 S 284th Pl Federal Way, WA | 3.0 | 2.0 | 1540 | $3,250 | $2.11 | 55d | 1 | 0.50mi |
| 28852 37th Ave S Auburn, WA | 3.0 | 1.5 | 1720 | $1,800 | $1.05 | 53d | 1 | 0.55mi |
| 28708 18th Ave S Unit W202 Federal Way, WA | 3.0 | 2.0 | 1105 | $2,675 | $2.42 | 1d | 1 | 0.58mi |
| 28708 18th Ave S Unit W202 Federal Way, WA | 3.0 | 2.0 | 1043 | $2,675 | $2.56 | 10d | 1 | 0.58mi |
| 28708 18th Ave S Unit W202 Federal Way, WA | 3.0 | 2.0 | 1043 | $2,875 | $2.76 | 27d | 1 | 0.58mi |
| 29222 18th Ave S Unit B Federal Way, WA | 2.0 | 2.0 | 1100 | $1,850 | $1.68 | 125d | 1 | 0.59mi |
| 1839 S 286th Ln Apt S202 Federal Way, WA | 2.0 | 2.0 | 926 | $1,795 | $1.94 | 165d | 1 | 0.60mi |
| 1839 S 286th Ln Apt S101 Federal Way, WA | 2.0 | 2.0 | 953 | $2,100 | $2.20 | 139d | 1 | 0.60mi |
| 2012 S 282nd Pl Federal Way, WA | 4.0 | 2.0 | 1500 | $3,150 | $2.10 | 144d | 1 | 0.60mi |
| 28821 18th Ave S Federal Way, WA | 3.0 | 3.0 | 1480 | $3,195 | $2.16 | 50d | 1 | 0.61mi |
| 2018 S 281st St Federal Way, WA | 4.0 | 2.0 | 1540 | $2,995 | $1.94 | 43d | 1 | 0.67mi |
| 29645 36th Pl S Auburn, WA | 3.0 | 1.5 | 1250 | $2,550 | $2.04 | 3d | 1 | 0.67mi |
| 29324 38th Pl S Auburn, WA | 3.0 | 1.0 | 1200 | $2,095 | $1.75 | 40d | 1 | 0.67mi |
| 3225 S 299th St Auburn, WA | 3.0 | 2.0 | 1100 | $2,750 | $2.50 | 132d | 1 | 0.67mi |
| 3231 S 299th St Auburn, WA | 4.0 | 3.0 | 1800 | $3,495 | $1.94 | 146d | 1 | 0.68mi |
| 28606 Pacific Hwy S Federal Way, WA | 2.0–4.0 | 1.0–2.0 | 1138 | $1,798 | $1.58 | 2d | 7 | 0.69mi |
| 4012 S 288th St Auburn, WA | 3.0 | 2.0 | 1000 | $2,595 | $2.60 | 72d | 1 | 0.72mi |
| 28120 18th Ave S Federal Way, WA | 1.0–2.0 | 1.0–1.5 | 914 | $1,949 | $2.13 | 0d | 27 | 0.73mi |
| 28606 16th Ave S #303 Federal Way, WA | 2.0 | 2.0 | 888 | $1,800 | $2.03 | 10d | 1 | 0.74mi |
| 28606 16th Ave S #303 Federal Way, WA | 2.0 | 2.0 | 888 | $1,800 | $2.03 | 20d | 1 | 0.74mi |
| 29421 Pacific Hwy S Federal Way, WA | 1.0–2.0 | 1.0–2.0 | 850 | $1,695 | $1.99 | 1d | 5 | 0.75mi |
| 2525 S 302nd Pl Federal Way, WA | 4.0 | 2.0 | 1490 | $2,999 | $2.01 | 55d | 1 | 0.78mi |
| 29645 18th Ave S Unit E304 Federal Way, WA | 3.0 | 2.0 | 1065 | $2,595 | $2.44 | 10d | 1 | 0.78mi |
| 2015 S 301st St Federal Way, WA | 3.0 | 1.5 | 1120 | $2,800 | $2.50 | 143d | 1 | 0.80mi |
| 27912 Pacific Hwy S Federal Way, WA | 2.0 | 1.0–1.5 | 724 | $2,138 | $2.95 | 7d | 11 | 0.86mi |
| 27912 Pacific Hwy S Federal Way, WA | 2.0 | 1.5 | 1018 | $1,599 | $1.57 | 10d | 10 | 0.86mi |
Property features AI
Finance
- Other
- Buyer to verify school assignmentsBus line nearby
- Financial info
- Land lease: $1,103Listing terms: Cash or Conventional
- HOA & community
- Parkwood Lane community74 homes in the parkSenior communityPets allowed: cats and dogs (see remarks)
Exterior
- Parking
- Carport
- Security
- Security system
- Utilities
- Electric energy sourcePublic water (Lakehaven)Public sewer (Lakehaven)Power by Puget Sound EnergyXfinity internet
- Home design
- Manufactured home (double wide)One levelNorth-facingGood conditionMobile home remains in placeAwnings
- Construction
- Cement plank and wood constructionComposition roofTie-down foundationMade by Lamplighter
- Exterior features
- Cement-planked and wood sidingPatio / porch / deckLandscapedOpen spacePavedClubhouse and common area in parkRV parking
Interior
- Kitchen
- DishwasherGarbage disposalMicrowaveRefrigeratorStove/RangeTrash compactorKitchen with eating spaceDining room
- Bedrooms
- 3 bedrooms
- Flooring
- Ceramic tileLaminateSoftwoodVinylOther
- Bathrooms
- 1 full bath1 three-quarter bath1 bathtub2 showers
- Heating & cooling
- Forced air heatingHeat pump (heating and cooling)
- Interior features
- Water heaterCeiling fan(s)Double pane windowsDrapesSkylightsVaulted ceilingsWalk-in closetSecurity system
- Laundry & utility
- WasherDryerUtility roomWater heater in closet off kitchen
Listing history 50 events
-
2026-11-01price $69,000 Active
-
2026-10-23status $79,900 Active
-
2026-10-18status $79,900 Pending
-
2026-10-03price $79,900 Active
-
2026-09-21days on market $86,490 Active
-
2026-09-19days on market $86,490 Active 149 DOM
-
2026-09-18days on market $86,490 Active 148 DOM
-
2026-09-17days on market $86,490 Active 147 DOM
-
2026-09-16days on market $86,490 Active 146 DOM
-
2026-09-15days on market $86,490 Active 145 DOM
-
2026-09-14days on market $86,490 Active 144 DOM
-
2026-09-13days on market $86,490 Active 143 DOM
-
2026-09-12days on market $86,490 Active 142 DOM
-
2026-09-11pricedays on market $86,490 Active 141 DOM
-
2026-09-05days on market $93,000 Active 135 DOM
-
2026-09-04days on market $93,000 Active 134 DOM
-
2026-09-03days on market $93,000 Active 133 DOM
-
2026-08-31days on market $93,000 Active 130 DOM
-
2026-08-30days on market $93,000 Active 129 DOM
-
2026-08-29days on market $93,000 Active 128 DOM
-
2026-08-28days on market $93,000 Active 127 DOM
-
2026-08-27days on market $93,000 Active 126 DOM
-
2026-08-25days on market $93,000 Active 124 DOM
-
2026-08-24days on market $93,000 Active 123 DOM
-
2026-08-23days on market $93,000 Active 122 DOM
-
2026-08-22days on market $93,000 Active 121 DOM
-
2026-08-21days on market $93,000 Active 120 DOM
-
2026-08-20days on market $93,000 Active 119 DOM
-
2026-08-19days on market $93,000 Active 118 DOM
-
2026-08-18days on market $93,000 Active 117 DOM
-
2026-08-17days on market $93,000 Active 116 DOM
-
2026-08-16days on market $93,000 Active 115 DOM
-
2026-08-15days on market $93,000 Active 114 DOM
-
2026-08-14days on market $93,000 Active 113 DOM
-
2026-08-13days on market $93,000 Active 112 DOM
-
2026-08-12days on market $93,000 Active 111 DOM
-
2026-08-11days on market $93,000 Active 110 DOM
-
2026-08-10days on market $93,000 Active 109 DOM
-
2026-08-09days on market $93,000 Active 108 DOM
-
2026-08-08days on market $93,000 Active 107 DOM
-
2026-08-06days on market $93,000 Active 105 DOM
-
2026-08-05days on market $93,000 Active 104 DOM
-
2026-08-04days on market $93,000 Active 103 DOM
-
2026-08-03days on market $93,000 Active 102 DOM
-
2026-07-31days on market $93,000 Active 99 DOM
-
2026-07-30days on market $93,000 Active 98 DOM
-
2026-07-30days on market $93,000 Active 97 DOM
-
2026-07-28days on market $93,000 Active 96 DOM
-
2026-07-26pricedays on market $93,000 Active 94 DOM
-
2026-07-24days on market $105,000 Active 92 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast WA · Resets to sale price
- Current annual tax
- $741 · $62/mo
- Projected year-2 tax
- $741 · $62/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 3/10 Moderate 7 d/yr ≥87°F today · 15 d/yr by 30 yrs out
- Wind 1/10 Low
- Air quality 7/10 Severe 10 unhealthy d/yr today · 11 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
- $23,354
- − Mortgage interest
- −$3,865
- − Property taxes
- −$741
- − Insurance
- −$345
- − Repairs & maintenance
- −$1,868
- − Management
- −$1,868
- − Depreciation
- −$2,007
- Taxable income
- $12,659
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$3,038
- After-tax cash flow
- $9,983/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 · 9 photos
75/100
Cosmetic rehab
Est. rehab $6,480–$19,440 screening
This home is in good condition with a good roof and exterior. It has a good layout and is move-in ready.
Components & finishes AI
Roof asphalt shingle · good
Flooring laminate
Appliances stainless steel
Deferred maintenance Est. $500–$2,000 screening
- Minor Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible signs of major damage or wear on the roof.
Value-add opportunities
- Resale Paint exterior — Fresh paint can enhance curb appeal and home value ↑
- Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs ↑
ⓘ 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
Valhalla Elementary School
Middle
Kilo Middle School
High
Thomas Jefferson High School
Schools (NCES district)
- District
- Federal Way School District
- NCES district ID
- 5302820
- Math proficiency
- 35% ▬ 0.00%
- Reading proficiency
- 47% ▬ 0.00%
- Median HH income
- $61,594
- Composite
- 38.79/100
- National rank
- #8361
- State rank
- #207 of 291 in WA
B
Composite livability gradescore 71/100
Livability — Federal Way
- Score
- 71/100
- State rank
- #221
- US rank
- #6403
Category grades
Amenities C
Commute A+
Cost of living F
Crime F
Employment A
Housing A+
Health & safety A+
User ratings F
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Federal Way, WA
- County
- King County · 2,576,485 people
- City population
- 102,067
- Metro
- Seattle-Tacoma-Bellevue, WA
- Population (ZIP)
- 51,619
- Household income
- $75,319
- Rent vs Own
- Severe rent burden
- 17% 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
- Highly diverse neighborhood (Simpson 0.79)
- Race & ethnicity
- White 32% Hispanic / Latino 23% Black 19% Two or more races 16% Asian 13% Pacific Islander 2%
- Hispanic origin (detail)
- Mexican 18%
- Languages at home
- 57% English-only · Spanish 18% Other Indo-European 3% Russian/Polish/Slavic 3%
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
- ▼ -623.87%
- Current HPI
- 327.5371
- Rent YoY
- ▲ 2.33%
- 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 |
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| Technology / Retail | 1 | $638B |
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| Technology | 1 | $245B |
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| Telecommunications | 1 | $38B |
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| Food / Beverage | 1 | $36B |
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| Automotive / Trucks | 1 | $34B |
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Price history
-92.2% since first listed10 events — show timeline
- 2026-04-23 Listed $115,000 NWMLS as Distributed by MLS Grid
- 2023-03-08 Sold (MLS) $100,000 NWMLS as Distributed by MLS Grid
- 2023-02-17 Pending — NWMLS as Distributed by MLS Grid
- 2023-02-05 Price Changed $110,000 NWMLS as Distributed by MLS Grid
- 2023-01-13 Price Changed $117,000 NWMLS as Distributed by MLS Grid
- 2022-10-27 Price Changed $125,000 NWMLS as Distributed by MLS Grid
- 2022-10-06 Listed $133,000 NWMLS as Distributed by MLS Grid
- 2005-10-06 Sold (MLS) $55,000 NWMLS as Distributed by MLS Grid
- 2005-07-22 Listed $63,000 NWMLS as Distributed by MLS Grid
- 1994-06-14 Sold (Public Records) $1,481,166 Public Records
Property tax history
+4.5%/yrLatest (2025): $741 · +6.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…