7301 NE 175th St St #209 · Kenmore, WA 98028

$139,950

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 100 Days on market

Manufactured home 55+ age-restricted Built 1979 Good condition $91/sqft · 44% below area Est $250k · 44% 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +6.7/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.8

Listing remarks

Beautifully remodeled home in the desirable Inglewood East Shores 55+ Manufactured Home Park that borders the Sammamish River. Picture perfect, this home has 2 spacious bedrooms, 2 baths and the great room design includes all new kitchen and appliances, TV and living area. The park offers Community waterfront, Clubhouse, and huge dock. There's easy access to Kenmore waterfront parks, Burke Gilman trail, transit, shopping and services. Minutes to Bothell Landing and access to I-405 and quick to Eastside. With a reasonable offer Seller will contribute $2400 of selling price toward Buyer's first year's ground lease.

Key facts

• Moorage availability
• Community waterfront
• Huge dock

Tags

• REMODELED HOME
• COMMUNITY WATERFRONT
• HUGE DOCK
• MOORAGE AVAILABILITY
• EASY ACCESS TO PARKS
• BURKE GILMAN TRAIL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 1.7% in Kenmore — 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 86/100 on livability (#21 in WA, #427 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Northshore School District (suburban): math 69% / reading 78% proficiency, ranked #9 of 291 in WA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Kenmore Elementary (424 students, 44% FRL); Kenmore Middle School (718 students, 25% FRL); Inglemoor Hs (1,542 students, 20% FRL) — zoned schools average 30% FRL vs 12% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 253 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $968 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 + 2.1% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $140k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,354 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.56% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.21%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $250,500
• List price: $139,950
• Delta: -44.13%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7301 NE 175th St #331	0.07mi	3/2.0 (+1)	1,605 (+4%)	5mo	$235,000	$146	80
7031 NE 175th St #34	0.15mi	2/2.0	1,400 (-9%)	21mo	$215,000	$154	61
7031 NE 175th St #20	0.15mi	3/2.0 (+1)	1,248 (-19%)	11mo	$155,000	$124	53
7031 NE 175th St #19	0.15mi	2/2.0	1,248 (-19%)	21mo	$255,000	$204	50
18612 72nd Ave NE	0.56mi	3/2.0 (+1)	1,782 (+16%)	0mo	$600,000	$337	44

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 · 2.09% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $19,447
• Equity at exit: $20,867

10-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $65,949
• Equity at exit: $12,100

Cash invested: $39,186 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $154,450 ($114/sqft)
• Median days on market: 107 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +43.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98028

• Rents YoY: 2.1%
• Active inventory: 253
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,099/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $691

Break-even live

Break-even rent $1,308

Max offer price $139,950

Occupancy floor 63%

Sensitivity live

Price	-10% $788	-5% $740	+0% $691	+5% $643	+10% $595
Rent	-10% $519	-5% $605	+0% $691	+5% $778	+10% $864
Rate	-1.0pp $762	-0.5pp $727	base $691	+0.5pp $655	+1.0pp $618

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: $34,988
• Closing costs: $4,198
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7721 NE 175th St Unit 7731-104 Kenmore, WA	3.0	3.0	1632	$3,800	$2.33	23d	1	0.28mi
17525 80th Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	900	$1,799	$2.00	21d	4	0.42mi
17811 80th Ave NE Kenmore, WA	2.0	2.5	1437	$3,000	$2.09	93d	1	0.43mi
17827 80th Ave NE Unit B102 Kenmore, WA	3.0	2.0	1346	$3,000	$2.23	73d	1	0.44mi
16636 Juanita Dr NE Kenmore, WA	2.0	2.0	1134	$2,249	$1.98	21d	1	0.46mi
17921 80th Ave NE Unit A3 Kenmore, WA	3.0	2.5	1262	$3,000	$2.38	67d	1	0.46mi
18151 68th Ave NE Kenmore, WA	1.0–3.0	1.0–3.0	1015	$2,664	$2.62	8d	6	0.51mi
6711 NE 182nd St Kenmore, WA	1.0–2.0	1.0–2.0	858	$2,483	$2.89	12d	14	0.55mi
7000 NE 186th Pl Kenmore, WA	2.0–3.0	2.5	1465	$3,287	$2.24	9d	6	0.59mi
16929 Inglewood Rd NE Unit C202 Kenmore, WA	2.0	2.0	1375	$3,000	$2.18	25d	1	0.60mi
8700 NE Bothell Way Bothell, WA	1.0–3.0	1.0–2.0	1038	$2,204	$2.12	8d	7	0.87mi
8837 NE 178th St Bothell, WA	3.0	2.5	1965	$3,700	$1.88	60d	1	0.97mi
15000 Juanita Dr NE #302 Kenmore, WA	2.0	2.0	1372	$2,900	$2.11	17d	1	1.27mi
9226 NE 184th Pl Bothell, WA	3.0	1.5	1250	$3,500	$2.80	13d	1	1.31mi
18530 92nd Ave NE Bothell, WA	3.0	1.5	1680	$2,995	$1.78	32d	1	1.31mi
9505 NE 180th St Unit 102 Bothell, WA	2.0	2.0	1070	$2,549	$2.38	37d	1	1.38mi
17917 95th Pl NE Unit 203 Bothell, WA	2.0	2.0	1070	$2,495	$2.33	41d	1	1.40mi
9525 NE 180th St Unit 303 Bothell, WA	2.0	2.0	1080	$2,349	$2.17	37d	1	1.43mi

Property features AI

Finance

• Financial info: Land lease amount: $1,327Listing terms: Cash
• HOA & community: Manufactured home park approved for salePark name: Inglewood East ShoresClubhouseCommon areaCommunity waterfront78 homes in parkPets allowed: see remarksSenior community

Exterior

• Parking: Carport
• Utilities: Electric energy sourcePublic water (NUD)Sewer (NUD)Power (PSE)Electric water heater located outside
• Home design: Manufactured home (double wide)One storyManuf-Double Wide styleUpdated / remodeledFaces westHas view
• Construction: Cement plank constructionBuilt-up and composition roofPillar/post/pier foundationManufactured after 6/15/1976
• Exterior features: Cement planked exteriorPaved lotCommunity waterfront / private beach accessPatio/porch/deck

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank
• Bathrooms: 1 full bath1 three-quarter bath2 showers
• Heating & cooling: Wall furnaceWall unit(s) for cooling
• Interior features: Water heaterEntryFamily roomKitchen with eating spaceUtility roomBath off primaryDouble pane windowsPatio/porch/deck
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-07-31
   days on market $139,950 Active 100 DOM
2. 2026-07-30
   days on market $139,950 Active 98 DOM
3. 2026-07-28
   days on market $139,950 Active 97 DOM
4. 2026-07-26
   days on market $139,950 Active 95 DOM
5. 2026-07-24
   days on market $139,950 Active 93 DOM
6. 2026-07-23
   days on market $139,950 Active 92 DOM
7. 2026-07-22
   days on market $139,950 Active 91 DOM
8. 2026-07-21
   days on market $139,950 Active 90 DOM
9. 2026-07-20
   days on market $139,950 Active 89 DOM
10. 2026-07-18
    days on market $139,950 Active 87 DOM
11. 2026-07-18
    days on market $139,950 Active 86 DOM
12. 2026-07-16
    days on market $139,950 Active 85 DOM
13. 2026-07-15
    days on market $139,950 Active 84 DOM
14. 2026-07-14
    days on market $139,950 Active 83 DOM
15. 2026-07-13
    days on market $139,950 Active 82 DOM
16. 2026-07-13
    days on market $139,950 Active 81 DOM
17. 2026-07-11
    days on market $139,950 Active 80 DOM
18. 2026-07-10
    days on market $139,950 Active 79 DOM
19. 2026-07-10
    price $139,950 Active 78 DOM
20. 2026-07-09
    days on market $150,000 Active 78 DOM
21. 2026-07-07
    days on market $150,000 Active 76 DOM
22. 2026-07-06
    days on market $150,000 Active 75 DOM
23. 2026-07-06
    days on market $150,000 Active 74 DOM
24. 2026-07-05
    days on market $150,000 Active 73 DOM
25. 2026-07-03
    days on market $150,000 Active 72 DOM
26. 2026-07-02
    days on market $150,000 Active 71 DOM
27. 2026-07-01
    days on market $150,000 Active 70 DOM
28. 2026-06-30
    days on market $150,000 Active 69 DOM
29. 2026-06-29
    days on market $150,000 Active 68 DOM
30. 2026-06-28
    days on market $150,000 Active 67 DOM
31. 2026-06-27
    days on market $150,000 Active 66 DOM
32. 2026-06-26
    days on market $150,000 Active 65 DOM
33. 2026-06-24
    days on market $150,000 Active 63 DOM
34. 2026-06-22
    days on market $150,000 Active 61 DOM
35. 2026-06-21
    days on market $150,000 Active 60 DOM
36. 2026-06-18
    days on market $150,000 Active 57 DOM
37. 2026-06-17
    days on market $150,000 Active 56 DOM
38. 2026-06-16
    days on market $150,000 Active 55 DOM
39. 2026-06-15
    days on market $150,000 Active 54 DOM
40. 2026-06-13
    days on market $150,000 Active 52 DOM
41. 2026-06-13
    days on market $150,000 Active 51 DOM
42. 2026-06-09
    days on market $150,000 Active 48 DOM
43. 2026-06-08
    days on market $150,000 Active 47 DOM
44. 2026-06-07
    days on market $150,000 Active 46 DOM
45. 2026-06-04
    days on market $150,000 Active 43 DOM
46. 2026-06-03
    days on market $150,000 Active 42 DOM
47. 2026-06-02
    days on market $150,000 Active 41 DOM
48. 2026-06-01
    days on market $150,000 Active 40 DOM
49. 2026-05-31
    days on market $150,000 Active 39 DOM
50. 2026-04-22
    listed $150,000 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,202
• − Mortgage interest: −$7,839
• − Property taxes: −$2,099
• − Insurance: −$1,497
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$4,071
• Taxable income: $6,503
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $6,736/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,680–$23,040 screening

This remodeled manufactured home in a desirable park is in good condition with modern updates and a good curb appeal. It's move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Arrowhead Elementary Middle Kenmore Middle School High Inglemoor Hs

Schools (NCES district)

• District: Northshore School District
• NCES district ID: 5305910
• Math proficiency: 69% ▼ -3.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $92,951
• Composite: 67.41/100
• National rank: #826
• State rank: #9 of 291 in WA

A Composite livability gradescore 86/100

Livability — Kenmore

• Score: 86/100
• State rank: #21
• US rank: #427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenmore, WA
• County: King County · 2,576,485 people
• City population: 23,741
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 23,741
• Household income: $139,764
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Asian 15% Hispanic / Latino 11% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Italian 4% Slovak 2%
• Foreign-born: 22% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 7% Chinese 5% Other Indo-European 3%

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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: ▼ -907.61%
• Current HPI: 392.3867
• Rent YoY: ▲ 2.09%
• Metro: Seattle-Tacoma-Bellevue, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

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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

Property features AI

Finance

• Financial info: Land lease amount: $1,327Listing terms: Cash
• HOA & community: Manufactured home park approved for salePark name: Inglewood East ShoresClubhouseCommon areaCommunity waterfront78 homes in parkPets allowed: see remarksSenior community

Exterior

• Parking: Carport
• Utilities: Electric energy sourcePublic water (NUD)Sewer (NUD)Power (PSE)Electric water heater located outside
• Home design: Manufactured home (double wide)One storyManuf-Double Wide styleUpdated / remodeledFaces westHas view
• Construction: Cement plank constructionBuilt-up and composition roofPillar/post/pier foundationManufactured after 6/15/1976
• Exterior features: Cement planked exteriorPaved lotCommunity waterfront / private beach accessPatio/porch/deck

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank
• Bathrooms: 1 full bath1 three-quarter bath2 showers
• Heating & cooling: Wall furnaceWall unit(s) for cooling
• Interior features: Water heaterEntryFamily roomKitchen with eating spaceUtility roomBath off primaryDouble pane windowsPatio/porch/deck
• Laundry & utility: WasherDryer

Price history

+114.3% since first listed

6 events — show timeline

• 2026-04-22 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2019-06-18 Sold (MLS) $67,000 NWMLS as Distributed by MLS Grid
• 2019-06-12 Pending — NWMLS as Distributed by MLS Grid
• 2019-06-04 Pending — NWMLS as Distributed by MLS Grid
• 2019-06-01 Price Changed $72,000 NWMLS as Distributed by MLS Grid
• 2019-05-31 Listed $70,000 NWMLS as Distributed by MLS Grid