3431 S 180th Pl #67 · SeaTac, WA 98188

$60,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured

Manufactured home 55+ age-restricted Built 1999 Good condition $54/sqft · 40% below area Est $100k · 40% under ↓ 16% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -5.5

Listing remarks

Stunning doublewide for sale at Bow Lake (55+) Age. 1999 Fleetwood: 3 Bed / 2 Bath with 1100 sq. ft. This home is loaded and ready for new memories! You'll find an updated kitchen with granite countertops, new flooring, stainless appliances, and new cabinets. Also featured: a separate room for laundry, new carpet, updated bathrooms, and two A/C units. You'll also enjoy a covered deck, a carport, a garage, and a massive storage shed. This home is incredible, and Bow Lake features many great amenities including a pool, a large clubhouse, and secured access. Come make it yours!

Key facts

• New flooring
• Stainless appliances
• New cabinets

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW FLOORING
• STAINLESS APPLIANCES
• NEW CABINETS
• SEPARATE ROOM FOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 26.7% vs local median 2.9% in SeaTac — 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 78/100 on livability (#118 in WA, #2,417 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, cost of living F.
• Highline School District (suburban): math 36% / reading 49% proficiency, ranked #200 of 291 in WA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bow Lake Elementary (500 students, 80% FRL); Chinook Middle School (599 students, 78% FRL); Raisbeck Aviation High School (405 students, 31% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 168 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 + 0.0% rent growth), your $17k 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.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $80k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $60,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.02% ✓
• Cap rate: 26.66%
• Cash-on-cash: 72.75%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

• ARV (median comp): $100,000
• List price: $60,000
• Delta: -40.00%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18153 31st Ave S #323	0.19mi	3/2.0	1,176 (+5%)	6mo	$260,000	$221	77
18106 36th Pl S	0.07mi	2/2.0 (-1)	1,140 (+2%)	14mo	$38,000	$33	77
3222 S 183rd St	0.16mi	2/2.0 (-1)	1,180 (+5%)	9mo	$19,500	$17	71
18316 34th Ave S	0.17mi	2/2.0 (-1)	1,000 (-11%)	2mo	$45,000	$45	67
18109 32nd Ave Ave S #331	0.17mi	2/2.0 (-1)	1,012 (-10%)	5mo	$100,000	$99	67
3228 S 180th Pl #29	0.11mi	3/2.0	1,200 (+7%)	20mo	$145,000	$121	66
3420 S 180th Pl #41	0.02mi	2/2.0 (-1)	1,255 (+12%)	18mo	$58,000	$46	59
3206 S 184th St	0.22mi	2/2.0 (-1)	1,248 (+11%)	19mo	$50,000	$40	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 69.0%
• Equity multiple: 3.97×
• Total profit: $49,859
• Equity at exit: $8,946

10-year hold

• IRR: 72.2%
• Equity multiple: 7.34×
• Total profit: $106,512
• Equity at exit: $5,188

Cash invested: $16,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 6 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $149,450 ($170/sqft)
• Median days on market: 91 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -47.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98188

• Rents YoY: -0.7%
• Active inventory: 168
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,019

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,060	-5% $1,039	+0% $1,019	+5% $998	+10% $977
Rent	-10% $875	-5% $947	+0% $1,019	+5% $1,090	+10% $1,162
Rate	-1.0pp $1,049	-0.5pp $1,034	base $1,019	+0.5pp $1,003	+1.0pp $987

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3715 S 182nd St Unit C125 Seatac, WA	3.0	2.0	1204	$2,290	$1.90	60d	1	0.15mi
17840 32nd Ave S Seatac, WA	1.0–2.0	1.0–1.5	770	$1,900	$2.47	0d	3	0.18mi
3351 S 175th St Seatac, WA	3.0	1.0–2.0	935	$2,699	$2.89	0d	6	0.34mi
18129 45th Ave S Seatac, WA	3.0	1.5	1070	$3,000	$2.80	89d	1	0.46mi
3051 S 188th St Seatac, WA	2.0	1.0	720	$1,738	$2.41	67d	3	0.54mi
4410 S 173rd St Seatac, WA	2.0	1.0	723	$2,100	$2.90	139d	1	0.67mi
16834 35th Ave S Seatac, WA	2.0	1.0	740	$2,695	$3.64	60d	1	0.75mi
3117 S 192nd St Seatac, WA	1.0–2.0	1.0	838	$2,376	$2.84	0d	3	0.78mi
18912 46th Ave S Seatac, WA	3.0	2.0	1300	$4,000	$3.08	139d	1	0.78mi
17932 51st Ave S Seatac, WA	3.0	2.0	1420	$3,350	$2.36	97d	1	0.86mi
17932 51st Ave S Seatac, WA	4.0	1.5	1420	$3,400	$2.39	139d	1	0.86mi
4807 S 172nd Pl Seatac, WA	2.0	1.0	700	$2,550	$3.64	139d	1	0.88mi
3114 S 166th St Unit 3114 SeaTac, WA	2.0	2.0	1020	$2,450	$2.40	17d	1	0.98mi
4810 S 168th St Seatac, WA	4.0	1.5	1470	$1,850	$1.26	5d	1	1.09mi
4220 S 164th St Unit 3A Seattle, WA	2.0	1.0	1000	$1,790	$1.79	139d	1	1.14mi
4220 S 164th St Unit 3C Seattle, WA	2.0	1.0	1000	$1,790	$1.79	97d	1	1.14mi
19800 International Blvd Seatac, WA	1.0–2.0	1.0–1.5	822	$2,135	$2.60	0d	6	1.18mi
19822 Military Rd S SeaTac, WA	2.0	2.0	1200	$2,395	$2.00	108d	1	1.21mi
19912 Military Rd S SeaTac, WA	2.0	1.0	851	$1,795	$2.11	10d	1	1.25mi
19914 Military Rd S Unit 201 SeaTac, WA	2.0	1.0	851	$1,795	$2.11	63d	1	1.25mi
19914 Military Rd S Unit 204 SeaTac, WA	2.0	1.0	851	$1,795	$2.11	42d	1	1.25mi
19922 28th Ave S Seatac, WA	2.0	1.0–2.0	709	$3,211	$4.53	0d	68	1.26mi
16006 34th Ave S Seatac, WA	2.0	1.0	750	$1,600	$2.13	37d	1	1.27mi
3445 S 160th St Seattle, WA	1.0–2.0	1.0	730	$1,800	$2.47	68d	9	1.29mi
2929 S 200th St Seatac, WA	2.0	1.0–2.0	653	$2,625	$4.02	10d	7	1.33mi
2929 S 200th St Seatac, WA	2.0	1.0–2.0	703	$2,975	$4.23	111d	12	1.33mi
2650 S 200th St Seatac, WA	3.0	1.0	782	$2,411	$3.08	6d	1	1.35mi
15830 39th Pl S Tukwila, WA	1.0–3.0	1.0–2.0	916	$2,295	$2.50	0d	3	1.37mi
15805 40th Pl S Tukwila, WA	1.0–2.0	1.0	797	$1,950	$2.45	0d	2	1.37mi
20036 30th Ave S Unit S9 SeaTac, WA	2.0	1.0	750	$1,795	$2.39	106d	1	1.38mi
20036 30th Ave S Unit S8 SeaTac, WA	2.0	1.0	750	$1,795	$2.39	120d	1	1.38mi

Listing history 50 events

1. 2026-09-21
   days on market $60,000 Active
2. 2026-09-20
   days on market $60,000 Active 411 DOM
3. 2026-09-19
   days on market $60,000 Active 410 DOM
4. 2026-09-18
   days on market $60,000 Active 409 DOM
5. 2026-09-17
   days on market $60,000 Active 408 DOM
6. 2026-09-16
   days on market $60,000 Active 407 DOM
7. 2026-09-15
   days on market $60,000 Active 406 DOM
8. 2026-09-14
   days on market $60,000 Active 405 DOM
9. 2026-09-13
   days on market $60,000 Active 404 DOM
10. 2026-09-12
    days on market $60,000 Active 403 DOM
11. 2026-09-11
    remarks 581-char remark
12. 2026-09-11
    days on market $60,000 Active 402 DOM
13. 2026-09-05
    days on market $60,000 Active 396 DOM
14. 2026-09-04
    days on market $60,000 Active 395 DOM
15. 2026-09-03
    days on market $60,000 Active 394 DOM
16. 2026-08-31
    days on market $60,000 Active 391 DOM
17. 2026-08-29
    days on market $60,000 Active 389 DOM
18. 2026-08-28
    days on market $60,000 Active 388 DOM
19. 2026-08-27
    days on market $60,000 Active 387 DOM
20. 2026-08-26
    days on market $60,000 Active 386 DOM
21. 2026-08-25
    days on market $60,000 Active 385 DOM
22. 2026-08-24
    days on market $60,000 Active 384 DOM
23. 2026-08-23
    days on market $60,000 Active 383 DOM
24. 2026-08-22
    days on market $60,000 Active 382 DOM
25. 2026-08-21
    days on market $60,000 Active 381 DOM
26. 2026-08-20
    days on market $60,000 Active 380 DOM
27. 2026-08-19
    days on market $60,000 Active 379 DOM
28. 2026-08-18
    days on market $60,000 Active 378 DOM
29. 2026-08-17
    days on market $60,000 Active 377 DOM
30. 2026-08-16
    days on market $60,000 Active 376 DOM
31. 2026-08-15
    days on market $60,000 Active 375 DOM
32. 2026-08-14
    pricedays on market $60,000 Active 374 DOM
33. 2026-08-13
    days on market $80,000 Active 373 DOM
34. 2026-08-12
    days on market $80,000 Active 372 DOM
35. 2026-08-11
    days on market $80,000 Active 371 DOM
36. 2026-08-10
    days on market $80,000 Active 370 DOM
37. 2026-08-09
    days on market $80,000 Active 369 DOM
38. 2026-08-08
    days on market $80,000 Active 368 DOM
39. 2026-08-06
    days on market $80,000 Active 366 DOM
40. 2026-08-05
    days on market $80,000 Active 365 DOM
41. 2026-08-04
    days on market $80,000 Active 364 DOM
42. 2026-08-03
    days on market $80,000 Active 363 DOM
43. 2026-07-31
    days on market $80,000 Active 360 DOM
44. 2026-07-30
    days on market $80,000 Active 359 DOM
45. 2026-07-30
    days on market $80,000 Active 358 DOM
46. 2026-07-28
    pricedays on market $80,000 Active 357 DOM
47. 2026-07-26
    days on market $105,000 Active 355 DOM
48. 2026-07-24
    days on market $105,000 Active 353 DOM
49. 2026-07-23
    days on market $105,000 Active 352 DOM
50. 2026-07-22
    days on market $105,000 Active 351 DOM

ⓘ 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 ≥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: $21,770
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$1,745
• Taxable income: $11,980
• Est. tax owed @ 24.0%: −$2,875
• After-tax cash flow: $9,347/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,600–$16,800 screening

This well-maintained, updated manufactured home is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value ↑
• Both painting — refreshes the home's appearance ↑
• Both new flooring — updates the living areas and kitchen ↑

ⓘ 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 Bow Lake Elementary Middle Chinook Middle School High Tyee High School

Schools (NCES district)

• District: Highline School District
• NCES district ID: 5303540
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $52,697
• Composite: 39.12/100
• National rank: #8245
• State rank: #200 of 291 in WA

B Composite livability gradescore 78/100

Livability — SeaTac

• Score: 78/100
• State rank: #118
• US rank: #2417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: SeaTac, WA
• County: King County · 2,576,485 people
• City population: 62,839
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 27,311
• Household income: $76,438
• Rent vs Own: 58.5% rent · 41.5% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.79)
• Race & ethnicity: White 28% Black 26% Hispanic / Latino 21% Asian 15% Two or more races 10% Pacific Islander 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Portuguese 2% Italian 1%
• Foreign-born: 41% · Canada, Vietnam, Philippines
• Languages at home: 52% English-only · Spanish 15% Other Asian/Pacific 6% Other Indo-European 3%

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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: ▼ -595.95%
• Current HPI: 334.4203
• Rent YoY: ▼ -0.68%
• Metro: Seattle-Tacoma-Bellevue, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

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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

-16.4% since first listed

18 events — show timeline

• 2026-05-19 Relisted — NWMLS as Distributed by MLS Grid
• 2026-05-19 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $125,000 NWMLS as Distributed by MLS Grid
• 2025-07-28 Listed $140,000 NWMLS as Distributed by MLS Grid
• 2024-08-30 Sold (MLS) $125,000 NWMLS as Distributed by MLS Grid
• 2024-07-29 Pending — NWMLS as Distributed by MLS Grid
• 2024-06-25 Relisted — NWMLS as Distributed by MLS Grid
• 2024-04-04 Pending — NWMLS as Distributed by MLS Grid
• 2024-03-05 Price Changed $125,000 NWMLS as Distributed by MLS Grid
• 2024-02-05 Price Changed $134,500 NWMLS as Distributed by MLS Grid
• 2024-01-03 Price Changed $139,900 NWMLS as Distributed by MLS Grid
• 2023-11-16 Relisted — NWMLS as Distributed by MLS Grid
• 2023-11-16 Price Changed $143,900 NWMLS as Distributed by MLS Grid
• 2023-11-11 Pending — NWMLS as Distributed by MLS Grid
• 2023-09-13 Relisted — NWMLS as Distributed by MLS Grid
• 2023-09-08 Pending — NWMLS as Distributed by MLS Grid
• 2023-08-29 Price Changed $145,900 NWMLS as Distributed by MLS Grid
• 2023-08-11 Listed $149,500 NWMLS as Distributed by MLS Grid