4248 A St SE #137 · Auburn, WA 98002

$235,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 10 Days on market

Built 2022 Est $167k · 41% over

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2022 doublewide manufactured home located in a community with no ages restrictions. This spacious property features 4 bedrooms. The heart of the house is the open -concept kitchen with eating space, a generously sized dining room and big enough living room, creating the perfect setting for everyday living and entertaining. partially fenced. Step outside to enjoy the fully usable backyard with plenty of space for gardening, relaxing in the fresh air, perfect for outdoor gathering and entertainments. The primary suite has cozy carpeting, a private bathroom and a walk-in-closet. The remainder of the house is finished with durable vinyl flooring for easy maintenance.

Key facts

• Open concept kitchen
• Rv parking available
• Parking

Tags

• DOUBLEWIDE MANUFACTURED HOME
• OPEN CONCEPT KITCHEN
• FULLY USABLE BACKYARD
• LARGE COVERED CARPORT
• EASY ACCESS TO HIGHWAY 18
• RV PARKING AVAILABLE

Property features AI

Finance

• Other: Buyer to verify schools
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in White River Estate park with 172 homes; Park amenities include clubhouse, common area, recreational area, RV parking, and tennis courts; Park approved for sale; Pets allowed — see remarks; Land lease amount $1,165

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Electric power; Public water (Auburn City); Sewer - contact White River Estate office; Electric water heater (located in walk-in closet); Cable connected (Dish); Internet connected (Xfinity)
• Home design: Manufactured double-wide home (FleetWood 2023 56x24 model); One story; Faces east; Has view; Manufactured home installed after 6/15/1976
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation with tie-downs (see remarks)
• Exterior features: Wood products siding; Patio/porch/deck; Landscaped; Paved lot; Backyard storage (2 storage spaces)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Baseboard heating; Has cooling
• Interior features: Water heater; Walk-in pantry; Walk-in closet; Den/office; Dining room; Living room; Utility room; Bath off primary
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 9.7% vs local median 2.7% in Auburn — 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 81/100 on livability (#75 in WA, #1,371 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Auburn School District (urban): math 47% / reading 56% proficiency, ranked #125 of 291 in WA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.5%/yr); 176 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 44% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $30k; list at $235k implies a 697% gain — meaningful room to come down on a strong offer.

Recommended offer $235,000

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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $166,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4248 A St SE #228	0.00mi	3/2.0 (-1)	1,344 (0%)	11mo	$175,000	$130	86
4248 A St SE #518	0.10mi	3/2.0 (-1)	1,344 (0%)	9mo	$145,000	$108	83
4248 A St SE #423	0.04mi	3/2.0 (-1)	1,446 (+8%)	10mo	$179,950	$124	72
607 37th St SE #81	0.47mi	4/2.0	1,296 (-4%)	5mo	$115,000	$89	68
401 37th St SE #104	0.43mi	4/2.0	1,248 (-7%)	0mo	$180,000	$144	68
210 37th St SE #130	0.36mi	3/2.0 (-1)	1,248 (-7%)	2mo	$150,000	$120	65
707 37th St SE #71	0.47mi	4/2.0	1,440 (+7%)	6mo	$160,000	$111	61
707 37th St SE #36	0.47mi	3/2.0 (-1)	1,404 (+4%)	9mo	$215,000	$153	58
707 37th St SE #17	0.47mi	3/2.0 (-1)	1,500 (+12%)	4mo	$147,500	$98	50
607 37th St SE #92	0.47mi	3/2.0 (-1)	1,200 (-11%)	11mo	$147,250	$123	46
401 37th St SE #18	0.43mi	3/2.0 (-1)	1,152 (-14%)	11mo	$150,000	$130	42
707 37 St SE #62	0.47mi	3/2.0 (-1)	1,152 (-14%)	11mo	$169,000	$147	40

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $377
• Equity at exit: $35,039

10-year hold

• IRR: 8.2%
• Equity multiple: 1.58×
• Total profit: $38,408
• Equity at exit: $20,319

Cash invested: $65,800 (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 98002

• Rents YoY: 1.5%
• Active inventory: 176
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,904 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $670

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 72%

Sensitivity live

Price	-10% $833	-5% $752	+0% $670	+5% $589	+10% $508
Rent	-10% $441	-5% $556	+0% $670	+5% $785	+10% $900
Rate	-1.0pp $789	-0.5pp $730	base $670	+0.5pp $610	+1.0pp $548

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4716 Mill Pond Dr SE Apt 1001 Auburn, WA	3.0	2.5	1673	$2,900	$1.73	12d	1	0.42mi
102 Hawthorne Ave S Pacific, WA	3.0	1.0	1285	$2,950	$2.30	0d	1	0.84mi
6170 Terrace View Ln SE Auburn, WA	1.0–3.0	1.0–2.0	956	$2,551	$2.67	0d	36	1.14mi
2455 F St SE Auburn, WA	1.0–3.0	1.0–2.0	757	$1,955	$2.58	4d	6	1.17mi
6106 Alexander Ave SE Auburn, WA	3.0	2.5	1541	$2,800	$1.82	0d	1	1.19mi
6106 Alexander Ave SE Auburn, WA	3.0	2.5	1541	$2,800	$1.82	0d	1	1.19mi
1105 63rd St SE Unit C Auburn, WA	3.0	2.5	1372	$4,000	$2.92	0d	1	1.36mi
131 Elise Ct Unit NA Pacific, WA	3.0	2.0	1668	$3,000	$1.80	0d	1	1.45mi

Listing history 8 events

1. 2026-06-21
   days on market $235,000 Active 10 DOM
2. 2026-06-18
   days on market $235,000 Active 7 DOM
3. 2026-06-17
   days on market $235,000 Active 6 DOM
4. 2026-06-16
   days on market $235,000 Active 5 DOM
5. 2026-06-15
   days on market $235,000 Active 4 DOM
6. 2026-06-13
   days on market $235,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $235,000 Active 1 DOM

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,854
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − Depreciation: −$6,836
• Taxable income: $4,577
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $6,947/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: Auburn School District
• NCES district ID: 5300300
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $58,048
• Composite: 46.73/100
• National rank: #5240
• State rank: #125 of 291 in WA

Livability — Auburn

• Score: 81/100
• State rank: #75
• US rank: #1371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, WA
• County: King County · 2,251,916 people
• City population: 74,969
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 37,509
• Household income: $78,684
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2202.0

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 0.72)
• Race & ethnicity: White 46% Hispanic / Latino 24% Two or more races 13% Black 12% Asian 6% Pacific Islander 4% Native American 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Portuguese 4% Subsaharan African 4% Lithuanian 3%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 19% Russian/Polish/Slavic 6% Other Asian/Pacific 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: ▼ -677.96%
• Current HPI: 298.0849
• Rent YoY: ▲ 1.51%
• 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

+840.0% since first listed

5 events — show timeline

• 2026-06-11 Listed $235,000 NWMLS as Distributed by MLS Grid
• 2002-06-27 Sold (MLS) $29,500 NWMLS as Distributed by MLS Grid
• 2002-05-08 Listed $29,500 NWMLS as Distributed by MLS Grid
• 2000-12-11 Sold (MLS) $23,000 NWMLS as Distributed by MLS Grid
• 2000-07-25 Listed $25,000 NWMLS as Distributed by MLS Grid