2716 S 258th Pl · Kent, WA 98032

$925,000

7 bd · 4.0 ba · 3,416 sqft · MultiFamily public records · 201 Days on market

Built 1977 7,220 sqft lot $271/sqft · 13% above area Est $816k · 13% over

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Why this score? — see what drove the F 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 +10.9/30.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

FOUR UNIT 3 unit : 2Bed 1Bath 1 Unit 1bath TOTAL Fin sqft 3416. Newer roof (-5year)Coin operated Laundry, close to freeways shopping, Please do not disturb Tenants. Buyer & Agent to Verify all information. 4PLEX Managed by a professional. NO VACANCY

Key facts

• Close to freeways
• Newer roof
• Close to shopping

Tags

• NEWER ROOF
• COIN OPERATED LAUNDRY
• CLOSE TO FREEWAYS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $925k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative. Per door: $-100/mo.
• To cash-flow at today's rent, offer at most $855k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $695k (24.9% below list).
• Recommended offer: $695k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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.
• Market conditions: Rents soft (-0.7%/yr); 124 active listings in the ZIP; solid renter incomes; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• At $6,950/mo this rent would consume 101% of the median local household income ($83k/yr) (locally 2581% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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

• It's been on market 201 days — a 12% lower offer ($814k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $460k; list at $925k implies a 101% gain — meaningful room to come down on a strong offer.

Recommended offer $695,000 (24.9% 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. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.75% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (median comp): $816,324
• List price: $925,000
• Delta: 13.31%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-195,818
• Equity at exit: $137,921

10-year hold

• IRR: -25.8%
• Equity multiple: -0.09×
• Total profit: $-282,709
• Equity at exit: $79,977

Cash invested: $259,000 (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 98032

• Rents YoY: -0.7%
• Active inventory: 124
• Price-to-rent: 44.4×

Monthly cashflow live

• Estimated rent: $6,950 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$652 /mo · $7,829/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,460
• Net cashflow: $-398

Break-even live

Break-even rent $7,454

Max offer price $854,673

Occupancy floor —

Sensitivity live

Price	-10% $126	-5% $-136	+0% $-398	+5% $-660	+10% $-922
Rent	-10% $-947	-5% $-673	+0% $-398	+5% $-124	+10% $151
Rate	-1.0pp $68	-0.5pp $-163	base $-398	+0.5pp $-638	+1.0pp $-882

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,952
Total (4 units)			$6,950

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $925,000 Active 201 DOM
2. 2026-06-17
   days on market $925,000 Active 200 DOM
3. 2026-06-16
   days on market $925,000 Active 199 DOM
4. 2026-06-15
   days on market $925,000 Active 198 DOM
5. 2026-06-13
   days on market $925,000 Active 196 DOM
6. 2026-06-09
   days on market $925,000 Active 192 DOM
7. 2026-06-08
   days on market $925,000 Active 191 DOM
8. 2026-06-07
   days on market $925,000 Active 190 DOM
9. 2026-06-04
   days on market $925,000 Active 187 DOM
10. 2026-06-03
    pricedays on market $925,000 Active 186 DOM
11. 2026-06-02
    days on market $939,000 Active 185 DOM
12. 2026-06-01
    days on market $939,000 Active 184 DOM
13. 2026-05-31
    days on market $939,000 Active 183 DOM
14. 2026-04-21
    price $939,000
15. 2025-12-15
    status Active
16. 2025-12-15
    price $949,000
17. 2025-12-05
    status Pending
18. 2025-10-27
    listed $899,000 Active
19. 2021-03-01
    soldstatus $460,000
20. 1997-08-19
    soldstatus $149,025
21. 1989-06-22
    soldstatus $125,000

ⓘ 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: $7,829 · $652/mo
• Projected year-2 tax: $9,065 · $755/mo
• Expected delta: +$1,236/yr (+$103/mo · 15.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,400
• − Mortgage interest: −$51,814
• − Property taxes: −$7,829
• − Insurance: −$4,625
• − Repairs & maintenance: −$6,672
• − Management: −$6,672
• − Depreciation: −$26,909
• Taxable loss: −$21,121
• Est. tax savings @ 24.0%: +$5,069
• After-tax cash flow: $292/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: 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

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): 40,862
• Household income: $82,636
• Rent vs Own: 57.3% rent · 42.7% own
• Severe rent burden: 2581.0

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 0.79)
• Race & ethnicity: White 32% Hispanic / Latino 24% Asian 17% Black 16% Two or more races 12% Pacific Islander 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 2%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 57% English-only · Spanish 19% Other Indo-European 6% Other Asian/Pacific 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: ▼ -527.12%
• Current HPI: 299.2499
• Rent YoY: ▼ -0.68%
• 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

+651.2% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $939,000 NWMLS as Distributed by MLS Grid
• 2025-12-15 Relisted — NWMLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $949,000 NWMLS as Distributed by MLS Grid
• 2025-12-05 Pending — NWMLS as Distributed by MLS Grid
• 2025-10-27 Listed $899,000 NWMLS as Distributed by MLS Grid
• 2021-03-01 Sold (Public Records) $460,000 Public Records
• 1997-08-19 Sold (Public Records) $149,025 Public Records
• 1989-06-22 Sold (Public Records) $125,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $7,829 · -20.7% YoY. Source: county tax records.