827 W Valley Hwy #27 · Kent, WA 98032

$69,999

2 bd · 2.0 ba · 784 sqft · Manufactured · 58 Days on market

Built 1973 Good condition Est $80k · 12% under ↓ 13% since listing

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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 +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and thoughtfully updated single-wide manufactured home offering comfort, value, and peace of mind! This 2-bedroom home features 1 full bath and an additional 3/4 bath, with durable laminate flooring throughout for easy living and low maintenance. Enjoy the benefits of major recent updates, including a brand new roof, new water heater, new furnace, and new siding, providing confidence for years to come. The kitchen is equipped with a new gas stove, perfect for everyday cooking and gathering. Step outside to a newer deck, an ideal space to relax, enjoy your morning coffee. Located in a well-maintained community, this home offers an affordable opportunity with many big-ticket items al

Key facts

• New furnace
• New siding
• New water heater

Tags

• NEW ROOF
• NEW WATER HEATER
• NEW FURNACE
• NEW SIDING
• NEW GAS STOVE
• NEWER DECK

Property features AI

Finance

• Other: Buyer to verify school information
• Financial info: Listing terms: Cash, Conventional
• HOA & community: Located in Circle K MHP (manufactured home park approved for sale); Land lease: $1,244

Exterior

• Parking: Open/uncovered parking; 1 open parking space
• Utilities: Electric and natural gas service; Community water; Electric water heater
• Home design: Manufactured single-wide home; One story; Good condition; Tie-down foundation
• Construction: Metal/vinyl construction materials; Composition roof; Manufactured house (VILAW make)
• Exterior features: Metal/vinyl exterior; Located on a cul-de-sac; Paved access

Interior

• Kitchen: Kitchen with eating space; Dishwasher; Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Water heater; Bath off primary; Double-pane windows
• Laundry & utility: Washer; Dryer; Storage on back side (1 storage)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.8% 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: Neely O Brien Elementary School (538 students, 76% FRL); Mill Creek Middle School (794 students, 83% FRL); Kent-Meridian High School (2,128 students, 77% FRL) — zoned schools average 78% FRL vs 41% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 127 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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. 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?
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: 2.93% ✓
• Cap rate: 25.78%
• Cash-on-cash: 69.59%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $79,968
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 W Valley Hwy #43	0.08mi	2/2.0	880 (+12%)	22mo	$90,000	$102	57

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: 65.7%
• Equity multiple: 3.81×
• Total profit: $55,069
• Equity at exit: $10,437

10-year hold

• IRR: 69.0%
• Equity multiple: 7.02×
• Total profit: $118,065
• Equity at exit: $6,052

Cash invested: $19,600 (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 98032

• Rents YoY: -0.7%
• Active inventory: 127
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,137

Break-even live

Break-even rent $612

Max offer price $69,999

Occupancy floor 40%

Sensitivity live

Price	-10% $1,185	-5% $1,161	+0% $1,137	+5% $1,112	+10% $1,088
Rent	-10% $975	-5% $1,056	+0% $1,137	+5% $1,218	+10% $1,299
Rate	-1.0pp $1,172	-0.5pp $1,154	base $1,137	+0.5pp $1,118	+1.0pp $1,100

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 W James Pl Kent, WA	2.0	1.0	682	$1,816	$2.66	0d	21	0.26mi
6305 S 238th Pl Kent, WA	1.0–3.0	1.0–2.0	816	$2,072	$2.54	0d	23	0.27mi
23605 62nd Ave S Kent, WA	1.0–3.0	1.0–2.0	833	$2,196	$2.64	0d	9	0.28mi
23529 60th Ave S Kent, WA	1.0–3.0	1.0–2.0	1016	$2,363	$2.33	0d	17	0.40mi
6248 S 242nd Pl Kent, WA	1.0–3.0	1.0–2.0	849	$1,999	$2.35	0d	19	0.41mi
24615 64th Ave S Kent, WA	2.0	1.0–2.0	846	$2,665	$3.15	3d	36	0.68mi
24615 64th Ave S Kent, WA	2.0	1.0–2.0	738	$2,320	$3.14	26d	23	0.68mi
102 Madison Ave N Kent, WA	2.0	1.0–2.0	774	$2,925	$3.78	0d	23	0.72mi
23315 54th Ave S Unit 3-2 Kent, WA	2.0	2.5	1063	$2,800	$2.63	6d	1	0.73mi
25102 62nd Ave S Kent, WA	1.0–3.0	1.0–2.5	1000	$2,207	$2.21	0d	21	0.81mi
625 W Meeker St Kent, WA	1.0–2.0	1.0	633	$1,787	$2.82	3d	15	0.81mi
443 Ramsay Way Kent, WA	1.0–2.0	1.0–2.0	726	$2,299	$3.17	0d	14	0.82mi
850 2nd Ave N Kent, WA	2.0	1.0	825	$1,950	$2.36	45d	1	0.82mi
839 1st Ave N Kent, WA	1.0	1.0	810	$1,650	$2.04	22d	1	0.86mi
1001 1st Ave N Kent, WA	1.0–2.0	1.0	683	$1,599	$2.34	6d	20	0.86mi
749 1st Ave N Kent, WA	2.0	0.5	700	$2,200	$3.14	45d	1	0.87mi
2030 W Meeker St Kent, WA	2.0	1.0–2.0	737	$2,900	$3.93	0d	1	0.89mi
420 W Smith St Kent, WA	2.0	1.0–2.0	704	$2,321	$3.30	0d	6	0.89mi
412 E Novak Ln Kent, WA	1.0–3.0	1.0–2.0	879	$1,634	$1.86	14d	1	1.00mi
220 W Meeker St Apt 7 Kent, WA	1.0	1.0	700	$1,395	$1.99	45d	1	1.01mi
220 W Meeker St Apt 9 Kent, WA	1.0	1.0	700	$1,280	$1.83	6d	1	1.01mi
525 Central Ave N Kent, WA	2.0	1.0	780	$2,500	$3.21	45d	1	1.02mi
717 State Ave N Unit 4 Kent, WA	2.0	1.0	787	$1,500	$1.91	45d	1	1.04mi
705 State Ave N #4 Kent, WA	2.0	1.0	787	$1,500	$1.91	6d	1	1.05mi
401 3rd Ave S Unit Up L Kent, WA	2.0	1.0	700	$1,700	$2.43	45d	1	1.08mi
419 Novak Ln Kent, WA	1.0–2.0	1.0–2.0	912	$3,014	$3.30	0d	21	1.09mi
703 Woodford Ave N Apt 2 Kent, WA	2.0	1.5	928	$1,885	$2.03	6d	1	1.10mi
703 Woodford Ave N Unit 2A Kent, WA	2.0	1.5	928	$1,885	$2.03	6d	1	1.10mi
2200 W Meeker St Kent, WA	3.0	1.0–2.0	837	$2,711	$3.24	0d	18	1.10mi
1020 Central Ave N Kent, WA	1.0–3.0	1.0–2.0	1035	$2,285	$2.21	0d	20	1.12mi
622 6th Ave S Kent, WA	3.0	2.0	1114	$2,999	$2.69	45d	1	1.13mi
707 6th Ave S Unit F103 Kent, WA	2.0	1.5	979	$1,700	$1.74	45d	1	1.19mi
518 2nd Ave S Kent, WA	2.0	1.0	630	$1,550	$2.46	26d	1	1.19mi
702 5th Ave S Unit T06 Kent, WA	2.0	1.5	975	$2,200	$2.26	0d	1	1.22mi
702 5th Ave S Kent, WA	2.0–3.0	1.5	1150	$2,200	$1.91	6d	3	1.22mi
1024 Central Ave N Kent, WA	1.0–3.0	1.0–2.0	755	$2,053	$2.72	0d	53	1.28mi
724 2nd Ave S Kent, WA	2.0	1.0	875	$1,699	$1.94	45d	1	1.36mi
4821 S Kent Des Moines Rd Kent, WA	1.0	1.0	650	$1,515	$2.33	14d	17	1.40mi
106 Kensington Ave S Unit 104 Kent, WA	3.0	1.0	881	$1,650	$1.87	0d	1	1.41mi
106 Kensington Ave S #102 Kent, WA	3.0	1.0	881	$1,650	$1.87	26d	1	1.41mi

Listing history 15 events

1. 2026-06-21
   days on market $69,999 Active 58 DOM
2. 2026-06-18
   days on market $69,999 Active 55 DOM
3. 2026-06-17
   days on market $69,999 Active 54 DOM
4. 2026-06-16
   days on market $69,999 Active 53 DOM
5. 2026-06-15
   days on market $69,999 Active 52 DOM
6. 2026-06-13
   days on market $69,999 Active 50 DOM
7. 2026-06-09
   days on market $69,999 Active 46 DOM
8. 2026-06-08
   days on market $69,999 Active 45 DOM
9. 2026-06-07
   days on market $69,999 Active 44 DOM
10. 2026-06-04
    days on market $69,999 Active 41 DOM
11. 2026-06-03
    days on market $69,999 Active 40 DOM
12. 2026-06-02
    days on market $69,999 Active 39 DOM
13. 2026-06-01
    days on market $69,999 Active 38 DOM
14. 2026-05-31
    days on market $69,999 Active 37 DOM
15. 2026-04-24
    listed $79,999 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 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 14 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: $24,613
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$2,036
• Taxable income: $13,318
• Est. tax owed @ 24.0%: −$3,196
• After-tax cash flow: $10,443/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 75/100 Cosmetic rehab

This charming single-wide manufactured home is in good condition with recent updates, including a new roof, siding, and HVAC. The kitchen and bathrooms are well-maintained, and the property offers a newer deck and landscaping. A fresh coat of paint and updated countertops would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace curtains — Freshens look and improves privacy
• Both Replace countertops — Modernizes kitchen and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace curtains — Freshens look and improves privacy ↑
• Both Replace countertops — Modernizes kitchen and increases value ↑

ⓘ 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: 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): 40,862
• Household income: $82,636
• Rent vs Own: 57.3% rent · 42.7% own
• Severe rent burden: 2581.0

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 32% Hispanic / Latino 24% Asian 17% Black 16% Two or more races 12% Pacific Islander 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 2%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 57% English-only · Spanish 19% Other Indo-European 6% Other Asian/Pacific 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: ▼ -527.12%
• Current HPI: 299.2499
• 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

-12.5% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $69,999 NWMLS as Distributed by MLS Grid
• 2026-04-24 Listed $79,999 NWMLS as Distributed by MLS Grid