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

$125,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 317 Days on market

Built 1999 Good condition $112/sqft · 25% above area Est $100k · 25% over ↓ 16% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Stunning doublewide for sale at Bow Lake (55+). 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 $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.1% 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: schools F, 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.
• Market conditions: Rents soft (-0.7%/yr); 96 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• This rent runs 37% of the median local income ($76k/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 $864 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 + 0.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.05%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $100,000
• List price: $125,000
• Delta: 25.00%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 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%)	3mo	$260,000	$221	80
18106 36th Pl S	0.07mi	2/2.0 (-1)	1,140 (+2%)	11mo	$38,000	$33	80
3431 S 180th Pl #67	0.00mi	3/2.0	1,100 (-2%)	22mo	$125,000	$114	79
3222 S 183rd St	0.16mi	2/2.0 (-1)	1,180 (+5%)	6mo	$19,500	$17	74
18109 32nd Ave Ave S #331	0.17mi	2/2.0 (-1)	1,012 (-10%)	2mo	$100,000	$99	70
3228 S 180th Pl #29	0.11mi	3/2.0	1,200 (+7%)	17mo	$145,000	$121	69
3234 S 182nd St #154	0.12mi	3/2.0	1,188 (+6%)	23mo	$218,500	$184	65
3420 S 180th Pl #41	0.02mi	2/2.0 (-1)	1,255 (+12%)	15mo	$58,000	$46	61
3623 S 182nd St #482	0.11mi	3/2.0	1,248 (+11%)	23mo	$210,000	$168	56
3206 S 184th St	0.22mi	2/2.0 (-1)	1,248 (+11%)	16mo	$50,000	$40	52
3215 S 184th St #265	0.22mi	3/2.0	1,248 (+11%)	23mo	$205,900	$165	52
3403 S 181st St #99	0.06mi	2/2.0 (-1)	960 (-14%)	21mo	$163,500	$170	51

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: 26.0%
• Equity multiple: 2.03×
• Total profit: $36,146
• Equity at exit: $18,638

10-year hold

• IRR: 31.8%
• Equity multiple: 3.47×
• Total profit: $86,448
• Equity at exit: $10,808

Cash invested: $35,000 (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 98188

• Rents YoY: -0.7%
• Active inventory: 96
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,351 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $993

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 53%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3508 S 180th St Seatac, WA	1.0–2.0	1.0–2.0	793	$2,025	$2.55	12d	4	0.14mi
3715 S 182nd St Unit C125 Seatac, WA	3.0	2.0	1204	$2,290	$1.90	24d	1	0.15mi
17840 32nd Ave S Seatac, WA	1.0–2.0	1.0–1.5	757	$2,000	$2.64	12d	3	0.18mi
18129 45th Ave S Seatac, WA	3.0	1.5	1070	$3,000	$2.80	17d	1	0.46mi
4410 S 173rd St Seatac, WA	2.0	1.0	723	$2,100	$2.90	43d	1	0.67mi
18912 46th Ave S Seatac, WA	3.0	2.0	1300	$4,000	$3.08	43d	1	0.78mi
17932 51st Ave S Seatac, WA	4.0	1.5	1420	$3,400	$2.39	43d	1	0.86mi
17932 51st Ave S Seatac, WA	3.0	2.0	1420	$3,350	$2.36	1d	1	0.86mi
4807 S 172nd Pl Seatac, WA	2.0	1.0	700	$2,550	$3.64	43d	1	0.88mi
4220 S 164th St Unit 3A Seattle, WA	2.0	1.0	1000	$1,790	$1.79	43d	1	1.14mi
4220 S 164th St Unit 3C Seattle, WA	2.0	1.0	1000	$1,790	$1.79	1d	1	1.14mi
19707 International Blvd Seatac, WA	2.0	1.0	614	$1,799	$2.93	1d	20	1.17mi
19800 International Blvd Seatac, WA	1.0–2.0	1.0–1.5	790	$2,210	$2.80	1d	13	1.18mi
19822 Military Rd S SeaTac, WA	2.0	2.0	1200	$2,395	$2.00	12d	1	1.21mi
3445 S 160th St Seattle, WA	1.0–2.0	1.0	730	$1,800	$2.47	2d	5	1.29mi
2929 S 200th St Seatac, WA	2.0	1.0–2.0	703	$2,975	$4.23	16d	12	1.33mi
2929 S 200th St Seatac, WA	2.0	1.0–2.0	703	$2,975	$4.23	1d	7	1.33mi
20036 30th Ave S Unit S9 SeaTac, WA	2.0	1.0	750	$1,795	$2.39	10d	1	1.38mi
20036 30th Ave S Unit S8 SeaTac, WA	2.0	1.0	750	$1,795	$2.39	24d	1	1.38mi

Listing history 28 events

1. 2026-06-18
   days on market $125,000 Active 317 DOM
2. 2026-06-17
   days on market $125,000 Active 316 DOM
3. 2026-06-16
   days on market $125,000 Active 315 DOM
4. 2026-06-15
   days on market $125,000 Active 314 DOM
5. 2026-06-13
   days on market $125,000 Active 312 DOM
6. 2026-06-09
   days on market $125,000 Active 308 DOM
7. 2026-06-08
   statusdays on market $125,000 Active 307 DOM
8. 2026-06-02
   days on market $125,000 Active Under Contract 309 DOM
9. 2026-06-01
   days on market $125,000 Active Under Contract 308 DOM
10. 2026-05-31
    days on market $125,000 Active Under Contract 307 DOM
11. 2026-05-19
    status Active Under Contract
12. 2026-05-19
    status Pending
13. 2026-02-11
    price $125,000
14. 2025-07-28
    listed $140,000 Active
15. 2024-08-30
    soldstatus $125,000 Closed
16. 2024-07-29
    status Pending
17. 2024-06-25
    status Active
18. 2024-04-04
    status Pending
19. 2024-03-05
    price $125,000
20. 2024-02-05
    price $134,500
21. 2024-01-03
    price $139,900
22. 2023-11-16
    status Active
23. 2023-11-16
    price $143,900
24. 2023-11-11
    status Pending
25. 2023-09-13
    status Active
26. 2023-09-08
    status Pending
27. 2023-08-29
    price $145,900
28. 2023-08-11
    listed $149,500 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 ≥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: $28,208
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$3,636
• Taxable income: $10,556
• Est. tax owed @ 24.0%: −$2,533
• After-tax cash flow: $9,384/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 2,251,916 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: 1341.0

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 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%

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

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