5255 Brooklyn Ave NE · Seattle, WA 98015

$899,900

8 bd · 3.0 ba · 1,561 sqft · Townhouse · 68 Days on market

Built 2022 Good condition 1,445 sqft lot $576/sqft · 21% below area Est $1.136M · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +6.1/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0

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. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-909 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $768k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $672k (25.3% below list).
• Recommended offer: $672k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 1.7% 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.
• Zoned schools: Green Lake Elementary School (328 students, 23% FRL); Hamilton International Middle School (928 students, 12% FRL); Lincoln High School (1,653 students, 12% FRL).
• Market conditions: 2 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 68 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $672,168 (25.3% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $1,135,621
• List price: $899,900
• Delta: -20.76%
• Verdict: UNDERPRICED
• Comps: 8 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%)	15mo	$1,276,000	$760	51
5201 B Ravenna Ave NE	0.52mi	8/3.0	1,680 (+8%)	15mo	$1,276,000	$760	51
5203 A Ravenna Ave NE	0.51mi	8/3.0	1,680 (+8%)	18mo	$1,272,000	$757	49
5201 A Ravenna Ave NE	0.52mi	8/3.0	1,680 (+8%)	19mo	$1,272,000	$757	48
4709 A 8th Ave NE	0.41mi	8/2.5	1,760 (+13%)	14mo	$1,046,000	$594	46

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: 3.5%
• Equity multiple: 1.20×
• Total profit: $50,621
• Equity at exit: $404,634

10-year hold

• IRR: 6.8%
• Equity multiple: 2.04×
• Total profit: $261,610
• 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 →

Buyer's 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: 12.0 mo (8%/mo absorbed)
• Median asking: $937,500 ($535/sqft)
• Median days on market: 81 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +35.9% above current asking $/sqft

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

ZIP-level market 98015

• Active inventory: 2
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $6,722 medium
• Mortgage (P&I): −$4,719
• Tax est. 1.5%: −$1,125 /mo · $13,498/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,412
• Net cashflow: $-909

Break-even live

Break-even rent $7,872

Max offer price $768,384

Occupancy floor —

Sensitivity live

Price	-10% $-287	-5% $-598	+0% $-909	+5% $-1,220	+10% $-1,531
Rent	-10% $-1,440	-5% $-1,174	+0% $-909	+5% $-643	+10% $-378
Rate	-1.0pp $-456	-0.5pp $-680	base $-909	+0.5pp $-1,142	+1.0pp $-1,379

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5259 Brooklyn Ave NE Seattle, WA	8.0	3.0	1600	$6,975	$4.36	0d	1	0.03mi
5224 Brooklyn Ave NE Unit B Seattle, WA	8.0	3.0	1610	$850	$0.53	98d	1	0.06mi
1017 NE 55th St Seattle, WA	9.0	3.0	1950	$5,900	$3.03	0d	1	0.13mi
4709 8th Ave NE Unit A Seattle, WA	8.0	2.5	1900	$825	$0.43	0d	1	0.42mi
4729 21st Ave NE Seattle, WA	8.0	4.0	2170	$8,500	$3.92	98d	1	0.48mi

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional

Exterior

• Parking: No designated parking
• Utilities: Public water (Seattle Public Utilities)Sewer connected (Seattle Public Utilities)Power by Seattle City Light
• Home design: Townhouse style (single family residence)Multi/split levelsFaces northBuilt on lot
• Construction: Wood constructionComposition roofPoured concrete foundationBuilt with electric energy source
• Exterior features: Wood exterior productsAlley access

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
• Bedrooms: 8 bedrooms (all on upper level)
• Flooring: Vinyl plank flooring
• Bathrooms: 3 full bathrooms (1 on main level, 2 on upper level)
• Heating & cooling: Ductless heating/coolingWall furnaceHas heating and cooling
• Interior features: Water heater located in main floor closetElectric water heater
• Laundry & utility: Washer included

Listing history 50 events

1. 2026-07-27
   days on market $899,900 Active 68 DOM
2. 2026-07-26
   days on market $899,900 Active 67 DOM
3. 2026-07-25
   days on market $899,900 Active 66 DOM
4. 2026-07-24
   days on market $899,900 Active 65 DOM
5. 2026-07-23
   days on market $899,900 Active 64 DOM
6. 2026-07-22
   days on market $899,900 Active 63 DOM
7. 2026-07-21
   days on market $899,900 Active 62 DOM
8. 2026-07-20
   days on market $899,900 Active 61 DOM
9. 2026-07-18
   days on market $899,900 Active 59 DOM
10. 2026-07-17
    days on market $899,900 Active 58 DOM
11. 2026-07-16
    days on market $899,900 Active 57 DOM
12. 2026-07-15
    days on market $899,900 Active 56 DOM
13. 2026-07-14
    days on market $899,900 Active 55 DOM
14. 2026-07-13
    days on market $899,900 Active 54 DOM
15. 2026-07-12
    days on market $899,900 Active 53 DOM
16. 2026-07-11
    days on market $899,900 Active 52 DOM
17. 2026-07-10
    days on market $899,900 Active 51 DOM
18. 2026-07-09
    days on market $899,900 Active 50 DOM
19. 2026-07-08
    days on market $899,900 Active 49 DOM
20. 2026-07-07
    days on market $899,900 Active 48 DOM
21. 2026-07-06
    days on market $899,900 Active 47 DOM
22. 2026-07-05
    days on market $899,900 Active 46 DOM
23. 2026-07-04
    days on market $899,900 Active 45 DOM
24. 2026-07-03
    days on market $899,900 Active 44 DOM
25. 2026-07-02
    days on market $899,900 Active 43 DOM
26. 2026-07-01
    days on market $899,900 Active 42 DOM
27. 2026-06-30
    days on market $899,900 Active 41 DOM
28. 2026-06-29
    days on market $899,900 Active 40 DOM
29. 2026-06-28
    days on market $899,900 Active 39 DOM
30. 2026-06-27
    days on market $899,900 Active 38 DOM
31. 2026-06-26
    days on market $899,900 Active 37 DOM
32. 2026-06-26
    days on market $899,900 Active 36 DOM
33. 2026-06-24
    days on market $899,900 Active 35 DOM
34. 2026-06-23
    days on market $899,900 Active 34 DOM
35. 2026-06-22
    days on market $899,900 Active 33 DOM
36. 2026-06-21
    days on market $899,900 Active 32 DOM
37. 2026-06-21
    days on market $899,900 Active 31 DOM
38. 2026-06-19
    days on market $899,900 Active 30 DOM
39. 2026-06-18
    days on market $899,900 Active 29 DOM
40. 2026-06-17
    days on market $899,900 Active 28 DOM
41. 2026-06-16
    days on market $899,900 Active 27 DOM
42. 2026-06-15
    days on market $899,900 Active 26 DOM
43. 2026-06-15
    days on market $899,900 Active 25 DOM
44. 2026-06-13
    days on market $899,900 Active 24 DOM
45. 2026-06-12
    days on market $899,900 Active 23 DOM
46. 2026-06-10
    days on market $899,900 Active 21 DOM
47. 2026-06-09
    days on market $899,900 Active 20 DOM
48. 2026-06-08
    days on market $899,900 Active 19 DOM
49. 2026-06-07
    days on market $899,900 Active 18 DOM
50. 2026-06-07
    days on market $899,900 Active 17 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 ≥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: $80,660
• − Mortgage interest: −$50,408
• − Property taxes: −$13,498
• − Insurance: −$4,500
• − Repairs & maintenance: −$6,453
• − Management: −$6,453
• − Depreciation: −$26,179
• Taxable loss: −$26,831
• Est. tax savings @ 24.0%: +$6,439
• After-tax cash flow: $-4,467/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,805–$23,415 screening

This 8-bedroom, 3-bath townhouse in a sought-after location near UW is in good condition with modern finishes and minimal repairs needed. It's move-in ready and offers a high ROI for investors.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value ↑
• Rental HVAC maintenance — ensures comfort and energy efficiency ↑

ⓘ 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 Green Lake Elementary School Middle Hamilton International Middle School High Lincoln High School

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

B Composite livability gradescore 75/100

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

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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%

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

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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: Listing terms: Cash or Conventional

Exterior

• Parking: No designated parking
• Utilities: Public water (Seattle Public Utilities)Sewer connected (Seattle Public Utilities)Power by Seattle City Light
• Home design: Townhouse style (single family residence)Multi/split levelsFaces northBuilt on lot
• Construction: Wood constructionComposition roofPoured concrete foundationBuilt with electric energy source
• Exterior features: Wood exterior productsAlley access

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
• Bedrooms: 8 bedrooms (all on upper level)
• Flooring: Vinyl plank flooring
• Bathrooms: 3 full bathrooms (1 on main level, 2 on upper level)
• Heating & cooling: Ductless heating/coolingWall furnaceHas heating and cooling
• Interior features: Water heater located in main floor closetElectric water heater
• Laundry & utility: Washer included

Price history

+14910.8% since first listed

2 events — show timeline

• 2026-05-20 Listed $899,900 NWMLS as Distributed by MLS Grid
• 2026-04-15 Listed for Rent $5,995 SHOWMOJO