5255 Brooklyn Ave NE · Seattle, WA 98015

$899,900

8 bd · 3.0 ba · 1,561 sqft · Townhouse · 30 Days on market

Built 2022 1,445 sqft lot $576/sqft · at area comps Est $900k · at est.

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Why this score? — see what drove the D+ 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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

8-bedroom, 3-bath UW townhouse near campus, surrounded by coffee shops, restaurants, and close to the light rail station and multiple bus stops, with a Walk Score of 98. The main floor features a modern kitchen with stainless steel appliances, ample cabinetry, and a pantry that opens to the living area, plus durable LVP flooring, a dedicated study room, an additional refrigerator, a washer/dryer, and a bathroom. Upstairs, two levels each offer 4 bedrooms and 1 bathroom. Located in one of Seattle’s most sought-after rental markets, this property presents a rare opportunity to own a high-demand investment near UW.

Key facts

• Dedicated study room
• Ample cabinetry
• Modern kitchen

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• DEDICATED STUDY ROOM

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath townhouse listed at $900k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $881k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $770k (14.4% below list).
• Recommended offer: $770k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 1.6% in Seattle — 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 75/100 on livability (#166 in WA, #4,033 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Seattle Public Schools (urban): math 64% / reading 72% proficiency, ranked #19 of 291 in WA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($6k loan paydown + $27k appreciation (3.0% local appreciation)).
• King County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 14911% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $770,438 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $900,000
• List price: $899,900
• Delta: 11.10%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5203 B Ravenna Ave NE	0.51mi	8/3.0	1,680 (+8%)	12mo	$1,276,000	$760	54
5201 B Ravenna Ave NE	0.52mi	8/3.0	1,680 (+8%)	12mo	$1,276,000	$760	53
5203 A Ravenna Ave NE	0.51mi	8/3.0	1,680 (+8%)	15mo	$1,272,000	$757	51
5201 A Ravenna Ave NE	0.52mi	8/3.0	1,680 (+8%)	16mo	$1,272,000	$757	50
4709 A 8th Ave NE	0.41mi	8/2.5	1,760 (+13%)	11mo	$1,046,000	$594	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.40×
• Total profit: $100,080
• Equity at exit: $404,634

10-year hold

• IRR: 9.7%
• Equity multiple: 2.46×
• Total profit: $368,408
• Equity at exit: $623,589

Cash invested: $251,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City Seattle: 0 Strongly Tenant-Friendly · D+52

Just Cause + Relocation Assistance + Source of Income + First in Time.

Methodology + full state rankings →

ZIP-level market 98015

• Active inventory: 2
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $7,704 medium
• Mortgage (P&I): −$4,719
• Tax est. 1.5%: −$1,125 /mo · $13,498/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,618
• Net cashflow: $-133

Break-even live

Break-even rent $7,872

Max offer price $880,720

Occupancy floor 97%

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: $224,975
• Closing costs: $26,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5224 Brooklyn Ave NE Unit B Seattle, WA	8.0	3.0	1610	$850	$0.53	2d	1	0.06mi
5015 17th Ave NE Seattle, WA	3.0–12.0	1.0–6.0	2750	$7,150	$2.60	1d	2	0.26mi
4709 8th Ave NE Unit A Seattle, WA	8.0	2.5	1900	$825	$0.43	1d	1	0.42mi
4729 21st Ave NE Seattle, WA	8.0	4.0	2170	$8,500	$3.92	2d	1	0.48mi

Listing history 21 events

1. 2026-06-19
   days on market $899,900 Active 30 DOM
2. 2026-06-18
   days on market $899,900 Active 29 DOM
3. 2026-06-17
   days on market $899,900 Active 28 DOM
4. 2026-06-16
   days on market $899,900 Active 27 DOM
5. 2026-06-15
   days on market $899,900 Active 26 DOM
6. 2026-06-15
   days on market $899,900 Active 25 DOM
7. 2026-06-13
   days on market $899,900 Active 24 DOM
8. 2026-06-12
   days on market $899,900 Active 23 DOM
9. 2026-06-10
   days on market $899,900 Active 21 DOM
10. 2026-06-09
    days on market $899,900 Active 20 DOM
11. 2026-06-08
    days on market $899,900 Active 19 DOM
12. 2026-06-07
    days on market $899,900 Active 18 DOM
13. 2026-06-07
    days on market $899,900 Active 17 DOM
14. 2026-06-04
    days on market $899,900 Active 15 DOM
15. 2026-06-03
    days on market $899,900 Active 14 DOM
16. 2026-06-02
    days on market $899,900 Active 13 DOM
17. 2026-06-01
    days on market $899,900 Active 12 DOM
18. 2026-05-31
    days on market $899,900 Active 11 DOM
19. 2026-04-15
    listed $5,995
20. 2026-03-12
    listed $999,900 Active
21. 2026-03-12
    listed $999,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 15 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: $92,453
• − Mortgage interest: −$50,408
• − Property taxes: −$13,498
• − Insurance: −$4,500
• − Repairs & maintenance: −$7,396
• − Management: −$7,396
• − Depreciation: −$26,179
• Taxable loss: −$16,925
• Est. tax savings @ 24.0%: +$4,062
• After-tax cash flow: $2,471/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: Seattle Public Schools
• NCES district ID: 5307710
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 72% ▬ 0.00%
• Median HH income: $68,695
• Composite: 60.76/100
• National rank: #1649
• State rank: #19 of 291 in WA

Livability — Seattle

• Score: 75/100
• State rank: #166
• US rank: #4033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seattle, WA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-99.4% since first listed

3 events — show timeline

• 2026-04-15 Listed for Rent $5,995 SHOWMOJO
• 2026-03-12 Listed $999,900 NWMLS as Distributed by MLS Grid
• 2026-03-12 Listed $999,900 NWMLS as Distributed by MLS Grid