11510 E Riverside Dr #26 · Bothell, WA 98011

$68,000

1 bd · 1.0 ba · 616 sqft · Manufactured · 134 Days on market

Built 1980 $110/sqft · at area comps Est $71k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• Schools +6.7/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super efficient and beautifully updated 1 bedroom, 1 bathroom manufactured home with a versatile flex space that could easily function as a second bedroom. Currently used as a spacious walk-in closet and laundry room. Enjoy an open-concept layout between the living room and kitchen, creating a bright and welcoming living space. The bathroom features an updated shower, and the entire interior has been freshly painted with all new trim throughout. New flooring has been installed in the living room, kitchen, and hallway. Nestled along the Sammamish River, this home offers peaceful surroundings where you can relax on the covered front porch or in the backyard and enjoy local wildlife. There is

Key facts

• Covered front porch
• New flooring
• Updated shower

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED SHOWER
• FRESHLY PAINTED INTERIOR
• NEW FLOORING
• COVERED FRONT PORCH
• ABUNDANT GUEST PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $68k.

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 $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 1.5% in Bothell — 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 83/100 on livability (#53 in WA, #962 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: amenities C-, 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.
• Market conditions: Rents flat; 180 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 ($132k/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 $470 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 + 0.2% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $22k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.79% ✓
• Cap rate: 24.47%
• Cash-on-cash: 64.93%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (median comp): $70,998
• List price: $68,000
• Delta: -4.22%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10515 Woodinville Dr Unit #96	0.66mi	1/1.0	700 (+14%)	23mo	$65,000	$93	27

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 · 0.25% rent growth · sell at horizon

5-year hold

• IRR: 60.9%
• Equity multiple: 3.60×
• Total profit: $49,516
• Equity at exit: $10,139

10-year hold

• IRR: 64.6%
• Equity multiple: 6.67×
• Total profit: $107,868
• Equity at exit: $5,879

Cash invested: $19,040 (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 98011

• Rents YoY: 0.2%
• Active inventory: 180
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,030

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,077	-5% $1,054	+0% $1,030	+5% $1,007	+10% $983
Rent	-10% $880	-5% $955	+0% $1,030	+5% $1,105	+10% $1,180
Rate	-1.0pp $1,065	-0.5pp $1,048	base $1,030	+0.5pp $1,013	+1.0pp $995

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10620 E Riverside Dr Unit 1 Bothell, WA	1.0	1.0	540	$1,500	$2.78	22d	1	0.49mi
12109 Woodinville Dr Bothell, WA	1.0–3.0	1.0–2.0	965	$1,750	$1.81	5d	7	0.55mi
12315 NE Woodinville Dr Woodinville, WA	1.0	1.0	610	$1,725	$2.83	3d	2	0.60mi
10730 Beardslee Blvd Bothell, WA	1.0–2.0	1.0–1.5	793	$1,975	$2.49	44d	2	0.65mi
16125 Juanita Woodinville Way NE Bothell, WA	1.0–2.0	1.0–2.5	921	$1,780	$1.93	44d	4	0.65mi
10735 Ross Rd Bothell, WA	1.0	1.0	620	$1,530	$2.47	24d	1	0.69mi
18414 104th Ave NE Bothell, WA	1.0–2.0	1.0–2.0	957	$1,899	$1.98	5d	6	0.76mi
10416 NE 185th St Bothell, WA	1.0	1.0	528	$2,029	$3.84	2d	3	0.78mi
18120 102nd Ave NE Bothell, WA	2.0	1.0–2.0	833	$2,422	$2.91	2d	7	0.79mi
18101 126th Ave NE Bothell, WA	1.0–3.0	1.0–2.0	921	$1,876	$2.04	2d	40	0.82mi
18420 102nd Ave NE Bothell, WA	1.0–2.0	1.0–2.0	800	$1,754	$2.19	2d	10	0.85mi
12207 NE 191st St Bothell, WA	3.0	1.0–3.0	1339	$2,803	$2.09	2d	1	0.93mi
10144 NE 187th St Apt 52 Bothell, WA	1.0	1.0	650	$1,495	$2.30	5d	1	0.97mi
18141 Bothell Way NE Bothell, WA	1.0–2.0	1.0–2.0	909	$2,060	$2.26	3d	24	1.00mi
18333 Bothell Way NE Bothell, WA	1.0	1.0	802	$2,159	$2.69	3d	9	1.04mi
9924 NE 185th St Bothell, WA	1.0–3.0	1.0–2.0	1194	$1,965	$1.65	2d	7	1.08mi
13305 NE 171st St Woodinville, WA	1.0–3.0	1.0–2.0	938	$2,031	$2.16	2d	25	1.10mi
18307 98th Ave NE Bothell, WA	1.0–2.0	1.0–2.0	769	$1,859	$2.42	2d	4	1.10mi
9525 NE 180th St Unit 306 Bothell, WA	1.0	1.0	740	$1,900	$2.57	3d	1	1.17mi
9517 NE 180th St Bothell, WA	1.0	1.0	730	$1,900	$2.60	24d	2	1.18mi
9517 NE 180th St Unit B106 Bothell, WA	1.0	1.0	730	$2,200	$3.01	21d	1	1.18mi
9634 Thorsk St Bothell, WA	1.0	1.0	661	$2,035	$3.08	2d	5	1.19mi
17409 133rd Ave NE Woodinville, WA	1.0–3.0	1.0–2.0	1178	$1,999	$1.70	2d	25	1.20mi
17500 133rd Ave NE Woodinville, WA	1.0	1.0	610	$2,694	$4.41	5d	8	1.21mi
18209 96th Ave NE Bothell, WA	1.0	1.0	600	$1,850	$3.08	44d	1	1.21mi
9808 NE 188th St Unit 6 Bothell, WA	1.0	1.0	500	$1,645	$3.29	44d	1	1.22mi
17725 Hall Rd Bothell, WA	1.0–2.0	1.0	772	$1,750	$2.27	3d	1	1.23mi
18305 96th Ave NE Bothell, WA	2.0	1.0	670	$1,875	$2.80	15d	2	1.23mi
9611 NE 191st St Bothell, WA	1.0	1.0	687	$1,979	$2.88	2d	5	1.35mi
17255 135th Ave NE Woodinville, WA	2.0	1.0–2.0	842	$2,748	$3.26	2d	27	1.35mi
19306 Bothell Way NE Bothell, WA	1.0	1.0	685	$1,775	$2.59	17d	2	1.36mi
12023 NE 204th Pl Unit E-303 Bothell, WA	1.0	1.0	739	$1,750	$2.37	44d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $68,000 Active 134 DOM
2. 2026-06-17
   days on market $68,000 Active 133 DOM
3. 2026-06-16
   days on market $68,000 Active 132 DOM
4. 2026-06-15
   days on market $68,000 Active 131 DOM
5. 2026-06-13
   days on market $68,000 Active 129 DOM
6. 2026-06-13
   days on market $68,000 Active 128 DOM
7. 2026-06-10
   price $68,000 Active 125 DOM
8. 2026-06-09
   days on market $75,000 Active 125 DOM
9. 2026-06-08
   days on market $75,000 Active 124 DOM
10. 2026-06-07
    days on market $75,000 Active 123 DOM
11. 2026-06-04
    days on market $75,000 Active 120 DOM
12. 2026-06-03
    days on market $75,000 Active 119 DOM
13. 2026-06-02
    days on market $75,000 Active 118 DOM
14. 2026-06-01
    days on market $75,000 Active 117 DOM
15. 2026-05-31
    days on market $75,000 Active 116 DOM
16. 2026-05-19
    price $75,000
17. 2026-03-24
    price $85,000
18. 2026-01-29
    listed $90,000 Active
19. 2019-04-18
    soldstatus $48,000 Sold
20. 2019-04-03
    status Pending Inspection
21. 2019-03-29
    listed $46,500 Active

ⓘ 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: $22,788
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$1,978
• Taxable income: $11,995
• Est. tax owed @ 24.0%: −$2,879
• 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: 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

Livability — Bothell

• Score: 83/100
• State rank: #53
• US rank: #962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bothell, WA
• County: King County · 2,251,916 people
• City population: 141,635
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 28,963
• Household income: $131,667
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1156.0

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 0.55)
• Race & ethnicity: White 64% Asian 17% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 5% Italian 3% Romanian 3%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 7% Other Indo-European 6% Chinese 5%

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: ▼ -779.77%
• Current HPI: 400.5642
• Rent YoY: ▲ 0.25%
• 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

+61.3% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $85,000 NWMLS as Distributed by MLS Grid
• 2026-01-29 Listed $90,000 NWMLS as Distributed by MLS Grid
• 2019-04-18 Sold (MLS) $48,000 NWMLS as Distributed by MLS Grid
• 2019-04-03 Pending — NWMLS as Distributed by MLS Grid
• 2019-03-29 Listed $46,500 NWMLS as Distributed by MLS Grid