25611 126th Pl SE · Kent, WA 98030

$570,000

6 bd · 3.0 ba · 2,770 sqft · SingleFamily public records · 38 Days on market

Built 1977 0.50 ac lot $206/sqft · 29% below area Est $800k · 29% under

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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
• Cash flow +8.4/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS/DEVELOPERS! Discover opportunity & flexibility on a quiet dead-end road in the heart of Kent. Perfectly positioned yet tucked away, this property offers the best of both worlds—privacy w/ convenient access to everything the area has to offer. Sitting on a spacious 1/2 acre lot, the home presents incredible upside for investors or buyers ready to build equity. Inside, the layout offers versatility & future potential—the interior configuration is only limited by your imagination. The primary suite features a roughed-in walk-in closet & en suite bath, all of the material to finish it out are there, providing a head start on customization, or can easily b

Key facts

• Minutes to shopping
• Spacious 1/2 lot
• En suite bath

Tags

• SPACIOUS 1/2 LOT
• ROUGHED-IN WALK-IN CLOSET
• EN SUITE BATH
• ZONED NR-2
• ADDITIONAL DWELLING UNITS
• MINUTES TO SHOPPING

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $570k.

Deal economics

• At list price, monthly cash flow is $-509 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $480k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $407k (28.6% below list).
• Recommended offer: $407k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.6% 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: crime F, cost of living F.
• Kent School District (urban): math 47% / reading 57% proficiency, ranked #109 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Millennium Elementary School (488 students, 77% FRL); Mattson Middle School (617 students, 54% FRL); Kentlake High School (1,440 students, 54% FRL) — zoned schools average 62% FRL vs 41% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 173 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• At $4,072/mo this rent would consume 53% of the median local household income ($92k/yr) (locally 1415% 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 $4k of loan paydown is wiped out by about $17k 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 38 days — a 3% lower offer ($553k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $570k implies a 268% gain — meaningful room to come down on a strong offer.

Recommended offer $407,200 (28.6% 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 38 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 11.7

CMA / ARV

• ARV (median comp): $799,927
• List price: $570,000
• Delta: -28.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12433 SE 256th Pl #4	0.10mi	5/3.0 (-1)	2,540 (-8%)	7mo	$839,900	$331	71
12230 SE 254th Pl	0.27mi	5/3.0 (-1)	2,982 (+8%)	3mo	$1,040,000	$349	67
12235 SE 253rd St	0.29mi	5/3.5 (-1)	2,632 (-5%)	5mo	$755,000	$287	67
25715 127th Ave SE	0.06mi	5/3.0 (-1)	3,060 (+10%)	20mo	$711,000	$232	58
25506 132nd Ave SE	0.39mi	5/3.0 (-1)	2,570 (-7%)	17mo	$775,000	$302	51
13715 SE 255th Pl	0.71mi	5/2.5 (-1)	2,550 (-8%)	10mo	$749,950	$294	38
25429 116th Ave SE	0.67mi	5/3.0 (-1)	2,380 (-14%)	22mo	$735,000	$309	22

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.24×
• Total profit: $-121,857
• Equity at exit: $84,989

10-year hold

• IRR: -14.4%
• Equity multiple: 0.15×
• Total profit: $-135,736
• Equity at exit: $49,283

Cash invested: $159,600 (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 98030

• Rents YoY: 3.7%
• Active inventory: 173
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $4,072 medium
• Mortgage (P&I): −$2,989
• Tax from tax record: −$499 /mo · $5,986/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $-509

Break-even live

Break-even rent $4,716

Max offer price $480,152

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-347	+0% $-509	+5% $-670	+10% $-831
Rent	-10% $-830	-5% $-669	+0% $-509	+5% $-348	+10% $-187
Rate	-1.0pp $-222	-0.5pp $-364	base $-509	+0.5pp $-656	+1.0pp $-807

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11226 SE 254th St Lot 1 Kent, WA	5.0	3.0	2960	$4,990	$1.69	45d	1	0.86mi
11226 SE 254th St Kent, WA	5.0	3.0	2960	$4,890	$1.65	45d	1	0.86mi

Listing history 21 events

1. 2026-05-09
   status Pending
2. 2026-04-22
   price $570,000
3. 2026-04-13
   price $575,000
4. 2026-04-08
   price $580,000
5. 2026-04-01
   listed $550,000 Active
6. 2012-10-30
   soldstatus $155,000 Sold
7. 2012-10-30
   soldstatus $155,000
8. 2012-09-24
   status Pending Short Sale
9. 2012-09-20
   price $160,000
10. 2012-09-12
    price $165,000 Active
11. 2012-09-12
    status Active
12. 2012-09-07
    price $180,000
13. 2012-07-11
    status Pending Short Sale
14. 2012-04-20
    price $199,000
15. 2011-09-12
    price $210,000
16. 2011-07-13
    price $220,000
17. 2011-06-29
    price $225,000
18. 2011-06-02
    listed $230,000 Active
19. 1987-04-22
    soldstatus $99,900
20. 1981-11-03
    soldstatus $89,990
21. 1978-01-11
    soldstatus $53,000

ⓘ 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: $5,986 · $499/mo
• Projected year-2 tax: $5,986 · $499/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 1/10 Low FEMA zone X (unshaded) · 0% 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 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,864
• − Mortgage interest: −$31,929
• − Property taxes: −$5,986
• − Insurance: −$2,850
• − Repairs & maintenance: −$3,909
• − Management: −$3,909
• − Depreciation: −$16,582
• Taxable loss: −$16,301
• Est. tax savings @ 24.0%: +$3,912
• After-tax cash flow: $-2,191/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: Kent School District
• NCES district ID: 5303960
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $69,823
• Composite: 48.25/100
• National rank: #4714
• State rank: #109 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): 38,523
• Household income: $91,761
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1415.0

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 0.74)
• Race & ethnicity: White 41% Asian 24% Hispanic / Latino 15% Black 11% Two or more races 9% Pacific Islander 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Subsaharan African 6% Italian 4% Portuguese 2%
• Foreign-born: 36% · Canada, Vietnam, Philippines
• Languages at home: 53% English-only · Spanish 10% Other Indo-European 9% Other Asian/Pacific 8%

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: ▼ -494.18%
• Current HPI: 315.2007
• Rent YoY: ▲ 3.72%
• 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

+975.5% since first listed

21 events — show timeline

• 2026-05-09 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $570,000 NWMLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $575,000 NWMLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $580,000 NWMLS as Distributed by MLS Grid
• 2026-04-01 Listed $550,000 NWMLS as Distributed by MLS Grid
• 2012-10-30 Sold (Public Records) $155,000 Public Records
• 2012-10-30 Sold (MLS) $155,000 NWMLS as Distributed by MLS Grid
• 2012-09-24 Pending — NWMLS as Distributed by MLS Grid
• 2012-09-20 Price Changed $160,000 NWMLS as Distributed by MLS Grid
• 2012-09-12 Relisted — NWMLS as Distributed by MLS Grid
• 2012-09-12 Price Changed $165,000 NWMLS as Distributed by MLS Grid
• 2012-09-07 Price Changed $180,000 NWMLS as Distributed by MLS Grid
• 2012-07-11 Pending — NWMLS as Distributed by MLS Grid
• 2012-04-20 Price Changed $199,000 NWMLS as Distributed by MLS Grid
• 2011-09-12 Price Changed $210,000 NWMLS as Distributed by MLS Grid
• 2011-07-13 Price Changed $220,000 NWMLS as Distributed by MLS Grid
• 2011-06-29 Price Changed $225,000 NWMLS as Distributed by MLS Grid
• 2011-06-02 Listed $230,000 NWMLS as Distributed by MLS Grid
• 1987-04-22 Sold (Public Records) $99,900 Public Records
• 1981-11-03 Sold (Public Records) $89,990 Public Records
• 1978-01-11 Sold (Public Records) $53,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $5,986 · +7.4% YoY. Source: county tax records.