18425 NE 95th St #113 · Redmond, WA 98052

$160,000

1 bd · 1.5 ba · 924 sqft · Manufactured · 41 Days on market

Built 1973 Good condition $173/sqft · at area comps Est $155k · at est.

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +7.5/10.0
• ARV discount +6.0/15.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this 'Cute-as-a Button' single-wide home in the highly desired 55+ community of Friendly Village. Located 'across the bridge' in a peaceful and quiet cul-de-sac, this meticulously maintained home backs up to a green-belt and offers soothing territorial views and sounds of nature. Cheerful and bright, with newer double-paned vinyl windows, doors, a brand new hot water heater and a fresh paint job, this home is move-in ready! Enjoy summer on the newly re-built spacious deck. Home comes with a handy shed in the backyard and features a lovely low-maintenance yard. Enjoy the community clubhouse complete with a library, kitchen, laundry facilities, exercise room, pool table and a

Key facts

• Green-belt
• Peaceful cul-de-sac
• New hot water heater

Tags

• PEACEFUL CUL-DE-SAC
• GREEN-BELT
• TERRITORIAL VIEWS
• NEWER DOUBLE-PANED WINDOWS
• NEW HOT WATER HEATER
• NEWLY RE-BUILT DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 1.4% in Redmond — 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 88/100 on livability (#10 in WA, #186 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Lake Washington School District (suburban): math 79% / reading 85% proficiency, ranked #3 of 291 in WA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Emily Dickinson Elementary (305 students, 11% FRL); Evergreen Middle School (771 students, 10% FRL); Redmond High School (2,218 students, 15% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents flat; 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• This rent is only 17% of the median local income ($163k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 0.7% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago 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 $7k; list at $160k implies a 2154% gain — meaningful room to come down on a strong offer.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $154,858
• List price: $160,000
• Delta: 3.32%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18425 NE 95th St #113	0.00mi	1/1.5	924 (0%)	0mo	$150,000	$162	100
18425 NE 95th St #82	0.07mi	2/2.0 (+1)	896 (-3%)	2mo	$179,950	$201	83
18425 NE 95 St #52	0.08mi	2/2.0 (+1)	1,056 (+14%)	23mo	$245,000	$232	46

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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.26×
• Total profit: $11,834
• Equity at exit: $23,857

10-year hold

• IRR: 14.1%
• Equity multiple: 2.01×
• Total profit: $45,349
• Equity at exit: $13,834

Cash invested: $44,800 (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 →

ZIP-level market 98052

• Rents YoY: 0.7%
• Active inventory: 337
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,253 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $674

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 65%

Sensitivity live

Price	-10% $785	-5% $729	+0% $674	+5% $619	+10% $564
Rent	-10% $496	-5% $585	+0% $674	+5% $763	+10% $852
Rate	-1.0pp $755	-0.5pp $715	base $674	+0.5pp $633	+1.0pp $590

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9009 Avondale Rd NE Unit K122 Redmond, WA	2.0	2.0	958	$2,800	$2.92	26d	1	0.47mi
9009 Avondale Rd NE Redmond, WA	2.0	2.0	1026	$2,672	$2.60	45d	2	0.52mi
17771 NE 90th St Redmond, WA	1.0–3.0	1.0–2.0	1062	$2,190	$2.06	0d	13	0.58mi
17202 NE 85th Pl Redmond, WA	2.0	1.0–2.0	891	$2,457	$2.76	0d	4	0.78mi
17634 NE Union Hill Rd Redmond, WA	1.0–2.0	1.0–2.0	822	$1,979	$2.41	0d	5	0.81mi
8222 169th Ave NE Unit C4 Redmond, WA	2.0	1.0	831	$2,195	$2.64	26d	1	1.15mi
8020 169th Ave NE Unit 12 Redmond, WA	2.0	1.0	750	$1,999	$2.67	26d	1	1.20mi
8020 169th Ave NE Apt 2 Redmond, WA	2.0	1.0	750	$1,999	$2.67	0d	1	1.20mi
16910 NE 80th St Redmond, WA	2.0	1.0	825	$1,995	$2.42	21d	1	1.23mi
11305 183rd Pl NE Redmond, WA	3.0	1.0–3.0	1211	$2,885	$2.38	0d	1	1.25mi
7805 170th Pl NE Redmond, WA	1.0	1.0	725	$2,388	$3.29	0d	2	1.25mi
11220 196th Ave NE Unit 1 Redmond, WA	1.0	1.0	600	$2,500	$4.17	45d	1	1.26mi
9447 166th Ave NE Redmond, WA	1.0	1.0	600	$1,745	$2.91	18d	1	1.28mi
7920 168th Ave NE Redmond, WA	1.0	1.0	600	$1,595	$2.66	45d	1	1.30mi
8851 166th Ave NE Unit A101 Redmond, WA	1.0	1.0	772	$1,995	$2.58	23d	1	1.30mi
16518 NE 91st St Redmond, WA	1.0–2.0	1.0	900	$2,250	$2.50	6d	8	1.30mi
8839 166th Ave NE Unit C101 Redmond, WA	1.0	1.0	772	$2,000	$2.59	12d	1	1.32mi
8845 166th Ave NE Unit B104 Redmond, WA	1.0	1.0	772	$2,400	$3.11	0d	1	1.33mi
17645 NE 69th Ct Unit 1009 Redmond, WA	1.0	1.0	641	$1,820	$2.84	45d	1	1.33mi
17620 NE 69th Ct Redmond, WA	1.0–3.0	1.0–2.0	994	$2,120	$2.13	0d	21	1.33mi
16405 NE 95th St Redmond, WA	1.0–2.0	1.0–1.5	940	$2,100	$2.23	45d	4	1.34mi
16590 NE 83rd St Redmond, WA	2.0	1.0–2.0	769	$2,595	$3.37	12d	3	1.38mi
7705 168th Ave NE Redmond, WA	1.0	1.0	731	$2,794	$3.82	5d	4	1.39mi
8700 164th Ave NE Redmond, WA	1.0	1.0	865	$2,861	$3.31	45d	1	1.39mi
8704 164th Ave NE Redmond, WA	2.0	1.0	950	$1,135	$1.19	45d	1	1.40mi
8980 Redmond Woodinville Rd NE #302 Redmond, WA	1.0	1.0	665	$2,150	$3.23	4d	1	1.40mi
8460 164th Ave NE Redmond, WA	1.0	1.0	510	$2,501	$4.90	6d	3	1.42mi
16771 Redmond Way Redmond, WA	3.0	1.0–2.0	928	$2,952	$3.18	0d	266	1.42mi
9200 Redmond Woodinville Rd NE Redmond, WA	1.0	1.0	750	$2,128	$2.84	0d	2	1.42mi
8920 Redmond Woodinville Rd NE Unit 8946 Redmond, WA	1.0	1.0	756	$1,695	$2.24	6d	1	1.43mi
8920 Redmond Woodinville Rd NE Unit 8952 Redmond, WA	2.0	1.0	875	$1,885	$2.15	6d	1	1.43mi
16550 NE 79th St Redmond, WA	1.0–2.0	1.0–2.0	818	$2,717	$3.32	5d	3	1.44mi
9110 Woodinville Redmond Rd NE Unit PM-UF-RED9110_302 Redmond, WA	2.0	1.0	925	$2,375	$2.57	6d	1	1.45mi
8280 164th Ave NE Redmond, WA	2.0	1.0–2.0	828	$2,798	$3.38	0d	9	1.46mi
9398 Redmond Woodinville Rd NE #126 Redmond, WA	1.0	1.0	750	$1,962	$2.62	45d	1	1.46mi
10509 165th Pl NE Unit 1545767P Redmond, WA	2.0	2.0	990	$6,032	$6.09	16d	1	1.47mi
16450 Redmond Way Unit 1BR 1BA Redmond, WA	1.0	1.0	644	$4,899	$7.61	45d	1	1.47mi
17565 NE 67th Ct Redmond, WA	1.0–2.0	1.0–2.0	874	$2,696	$3.08	0d	7	1.47mi
6332 E Lake Sammamish Pkwy NE Redmond, WA	1.0–3.0	1.0–2.0	1134	$2,214	$1.95	0d	10	1.47mi
16595 Redmond Way Redmond, WA	1.0–2.0	1.0–2.0	830	$2,061	$2.48	0d	27	1.47mi

Listing history 3 events

1. 2026-04-09
   listed $160,000 Active
2. 2005-11-23
   soldstatus $7,100
3. 2005-10-04
   listed $8,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,035
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$4,655
• Taxable income: $5,892
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $6,675/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 · 10 photos

Good 80/100 Cosmetic rehab

This move-in ready single-wide home in a peaceful 55+ community offers a fresh paint job, new appliances, and a newly re-built deck, making it an excellent investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves the home's livability and appeal
• Both upgraded appliances — attracts more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves the home's livability and appeal ↑
• Both upgraded appliances — attracts more buyers and renters ↑

ⓘ 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: Lake Washington School District
• NCES district ID: 5304230
• Math proficiency: 79% ▬ 0.00%
• Reading proficiency: 85% ▲ 1.00%
• Median HH income: $103,849
• Composite: 75.15/100
• National rank: #251
• State rank: #3 of 291 in WA

Livability — Redmond

• Score: 88/100
• State rank: #10
• US rank: #186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redmond, WA
• County: King County · 2,251,916 people
• City population: 103,482
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 80,717
• Household income: $163,460
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 3044.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 47% Asian 38% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 2% Italian 2% Scotch-Irish 2%
• Foreign-born: 44% · China, Canada, South Korea
• Languages at home: 53% English-only · Other Asian/Pacific 11% Chinese 10% Other Indo-European 10%

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: ▼ -1157.66%
• Current HPI: 434.1949
• Rent YoY: ▲ 0.65%
• 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

+1875.3% since first listed

3 events — show timeline

• 2026-04-09 Listed $160,000 NWMLS as Distributed by MLS Grid
• 2005-11-23 Sold (MLS) $7,100 NWMLS as Distributed by MLS Grid
• 2005-10-04 Listed $8,100 NWMLS as Distributed by MLS Grid