11436 SE 208th St #162 · Kent, WA 98031

$130,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 27 Days on market

Built 1980 Est $140k · 7% under

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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
• ARV discount +10.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Comfort, convenience, and community come together in this well-maintained home located in Pantera Lago Estates. Offering 1,440 sq ft of living space, this 2-bedroom, 1.75-bath home features spacious living areas, a practical floor plan, and thoughtfully updated systems designed for everyday living. Stay comfortable year-round with heat pump heating and cooling, while double pane windows help enhance efficiency and natural light throughout the home. Enclosed deck, extra parking space, and an outside storage shed add to the home’s functionality. Residents of this sought-after 55+ community enjoy amenities including a clubhouse, pool, spa, fitness room, walking trails, BBQ areas, and RV

Key facts

• Extra parking space
• Well maintained home
• Heat pump heating

Tags

• WELL MAINTAINED HOME
• HEAT PUMP HEATING
• DOUBLE PANE WINDOWS
• ENCLOSED DECK
• EXTRA PARKING SPACE
• OUTSIDE STORAGE SHED

Property features AI

Finance

• Other: Manufactured home approved for sale in park; Double pane windows (energy efficient); Mobile home remains
• Financial info: Land lease: $1,550; Listing terms: Cash or Conventional
• HOA & community: Senior community; Pantera Lago Estates park amenities include BBQs, clubhouse, common area, exercise room, high speed internet availability, pool, recreational area, RV parking, spa/hot tub, and trails; 188 homes in the park; Pets allowed: cats and dogs

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Electric energy source; Public water (billed by the park); Sewer billed by the park; Puget Sound Energy provides power; Electric water heater; Cable: Xfinity; Internet: Xfinity
• Home design: Manufactured home (double wide); One level
• Construction: Metal/vinyl and stone construction; Composition roof
• Exterior features: Metal/vinyl and stone exterior; Paved lot with sidewalk; Storage shed by carport; Has view; Spa/Hot Tub available in the park

Interior

• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Heat pump; Forced air cooling; Heat pump cooling
• Interior features: Water heater; Tie down foundation

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

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 $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: 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: Glenridge Elementary (446 students, 58% FRL); Kentridge High School (2,034 students, 42% FRL).
• Market conditions: Rents rising (+3.5%/yr); 167 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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 + 3.5% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $33k; list at $130k implies a 293% gain — meaningful room to come down on a strong offer.

Recommended offer $128,050 (1.5% below list)

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. 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?
3. 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.
4. 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.
5. 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: 1.85% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.04%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $139,680
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11436 SE 208th St #180	0.06mi	2/2.0	1,440 (0%)	5mo	$132,500	$92	93
11436 SE 208th St #88	0.00mi	3/2.0 (+1)	1,464 (+2%)	8mo	$126,000	$86	86
20750 113th Pl SE	0.10mi	3/2.0 (+1)	1,456 (+1%)	4mo	$65,000	$45	85
11436 SE 208th St #36	0.00mi	3/2.0 (+1)	1,500 (+4%)	5mo	$168,000	$112	84
11436 SE 208th St #41	0.00mi	2/2.0	1,458 (+1%)	24mo	$250,000	$171	78
11436 SE 208th St #116	0.00mi	2/2.0	1,498 (+4%)	20mo	$145,000	$97	77
11436 SE 208th St #15	0.06mi	2/2.0	1,566 (+9%)	16mo	$255,000	$163	69
11436 SE 208th St #92	0.06mi	3/2.0 (+1)	1,536 (+7%)	17mo	$133,500	$87	67
11436 SE 208th St #170	0.00mi	2/2.0	1,250 (-13%)	21mo	$130,000	$104	60
12218 SE 206th St	0.60mi	3/2.0 (+1)	1,480 (+3%)	6mo	$415,000	$280	57
20744 113th Pl SE	0.10mi	2/2.0	1,250 (-13%)	22mo	$105,000	$84	55

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 · 3.53% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.21×
• Total profit: $44,089
• Equity at exit: $19,383

10-year hold

• IRR: 36.5%
• Equity multiple: 4.46×
• Total profit: $126,079
• Equity at exit: $11,240

Cash invested: $36,400 (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 98031

• Rents YoY: 3.5%
• Active inventory: 167
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $1,002

Break-even live

Break-even rent $1,137

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20803 110th Ln SE Kent, WA	2.0	2.5	1361	$2,845	$2.09	44d	1	0.22mi
20805 109th Ln SE Kent, WA	2.0	1.5	1250	$2,700	$2.16	44d	1	0.26mi
11101 SE 208th St Kent, WA	1.0–3.0	1.0–2.0	971	$1,978	$2.04	2d	17	0.28mi
10820 SE 211th Pl Kent, WA	1.0–3.0	1.0–1.5	907	$2,032	$2.24	2d	20	0.29mi
12012 SE 210th St Kent, WA	3.0	1.5	1230	$1,820	$1.48	24d	1	0.48mi
20506 103rd Ave SE Kent, WA	3.0	1.0	1180	$2,295	$1.94	24d	1	0.63mi
21822 107th Pl SE #6 Kent, WA	3.0	1.5	1152	$1,525	$1.32	22d	1	0.82mi
19388 114th Pl SE Kent, WA	3.0	2.5	1600	$3,095	$1.93	44d	1	0.82mi
11500 SE 221st Pl Kent, WA	3.0	2.5	1770	$3,100	$1.75	44d	1	0.95mi
21627 127th Pl SE Kent, WA	3.0	2.0	1420	$3,095	$2.18	17d	1	1.08mi
11211 SE 226th St Kent, WA	3.0	2.0	1012	$2,250	$2.22	18d	1	1.24mi
9333 S 200th St Kent, WA	3.0	1.0	1060	$2,450	$2.31	4d	1	1.27mi
10815 SE 184th Ln Renton, WA	1.0–2.0	1.0–2.0	860	$2,445	$2.84	15d	3	1.42mi
10530 SE 229th Pl Kent, WA	3.0	1.0	1000	$3,000	$3.00	44d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $130,000 Active 27 DOM
2. 2026-06-17
   days on market $130,000 Active 26 DOM
3. 2026-06-16
   days on market $130,000 Active 25 DOM
4. 2026-06-15
   days on market $130,000 Active 24 DOM
5. 2026-06-13
   days on market $130,000 Active 22 DOM
6. 2026-06-09
   days on market $130,000 Active 18 DOM
7. 2026-06-08
   days on market $130,000 Active 17 DOM
8. 2026-06-07
   days on market $130,000 Active 16 DOM
9. 2026-06-04
   days on market $130,000 Active 13 DOM
10. 2026-06-03
    days on market $130,000 Active 12 DOM
11. 2026-06-02
    days on market $130,000 Active 11 DOM
12. 2026-06-01
    days on market $130,000 Active 10 DOM
13. 2026-05-31
    days on market $130,000 Active 9 DOM
14. 2026-05-22
    listed $130,000 Active
15. 2015-09-25
    soldstatus $33,070 Sold
16. 2015-09-15
    status Pending
17. 2015-07-18
    listed $40,000 Active
18. 2007-06-27
    soldstatus $58,000
19. 2007-05-24
    listed $58,800
20. 2002-02-15
    soldstatus $54,500
21. 2001-11-09
    listed $56,500

ⓘ 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 ≥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: $28,869
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$3,782
• Taxable income: $10,587
• Est. tax owed @ 24.0%: −$2,541
• After-tax cash flow: $9,485/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): 40,094
• Household income: $105,965
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1151.0

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 0.77)
• Race & ethnicity: White 36% Asian 27% Black 13% Hispanic / Latino 13% Two or more races 13% Pacific Islander 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Portuguese 2% Subsaharan African 2%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 9% Other Indo-European 7% Vietnamese 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: ▼ -673.58%
• Current HPI: 308.1747
• Rent YoY: ▲ 3.53%
• 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

+130.1% since first listed

8 events — show timeline

• 2026-05-22 Listed $130,000 NWMLS as Distributed by MLS Grid
• 2015-09-25 Sold (MLS) $33,070 NWMLS as Distributed by MLS Grid
• 2015-09-15 Pending — NWMLS as Distributed by MLS Grid
• 2015-07-18 Listed $40,000 NWMLS as Distributed by MLS Grid
• 2007-06-27 Sold (MLS) $58,000 NWMLS as Distributed by MLS Grid
• 2007-05-24 Listed $58,800 NWMLS as Distributed by MLS Grid
• 2002-02-15 Sold (MLS) $54,500 NWMLS as Distributed by MLS Grid
• 2001-11-09 Listed $56,500 NWMLS as Distributed by MLS Grid