15410 SE 272nd Park #78 · Kent, WA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $604 – $1,122
Heat risk 3/10 · Minor
- Hot days now (above 87°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 12 days/yr
- Unhealthy air days in 30 yrs
- 13 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- Cash flow +13.7/30.0
- Schools +4.8/10.0
- DSCR +4.1/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- 1% rule +3.8/10.0
- Appreciation +2.5/10.0
- Rent growth +2.5/5.0
- Manufactured-home adj. -4.4
$224,999
15410 SE 272nd Park #78 · Kent, WA 98042
3 bd · 2.0 ba · 1,234 sqft · Manufactured
· 115 Days on market
Manufactured home
Built 1990
$182/sqft
· 42% below area
Est $389k · 42% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Beautifully renovated home offering modern elegance and effortless living. This stunning residence features a bright open-concept layout filled with natural light, enhanced by a fresh, crisp white interior and thoughtfully curated finishes throughout. The fully updated kitchen is appointed with brand-new appliances and flows seamlessly into the main living space, creating an ideal setting for both everyday living and refined entertaining. A cozy wood-burning fireplace adds warmth and timeless charm. Step outside to a beautifully designed outdoor retreat featuring an expansive patio with stylish seating, perfect for relaxing or hosting gatherings.
Key facts
- Spacious backyard
- Expansive patio
- Outdoor retreat
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $225k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $15 ($186/yr) — positive.
- The deal already cash-flows at list — no discount required.
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (11.7% below list).
- Recommended offer: $199k (11.7% below list) — sets the bar for 1% rule.
- Cap rate 6.4% vs local median 2.7% in Kent — 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 79/100 on livability (#109 in WA, #2,154 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, cost of living F.
- Kent School District (urban): math 47% / reading 57% proficiency, ranked #109 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: Covington Elementary School (631 students, 60% FRL); Mattson Middle School (617 students, 54% FRL); Kentwood High School (1,733 students, 49% FRL).
- Market conditions: Rents flat; 447 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
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
- It's been on market 115 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$198,783
(11.7% below list)
Questions for the listing agent
- It's been on market 115 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.88% ✗
- Cap rate
- 6.38%
- Cash-on-cash
- 0.29%
- DSCR
- 1.01
- GRM
- 9.4
CMA / ARV
- ARV (median comp)
- $389,000
- List price
- $224,999
- Delta
- -42.16%
- Verdict
- UNDERPRICED
- Comps
- 11 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 15232 SE 272nd St #79 | 0.16mi | 3/2.0 | 1,120 (-9%) | 7mo | $165,000 | $147 | 71 |
| 27431 150th Ave SE | 0.44mi | 3/2.0 | 1,344 (+9%) | 0mo | $312,500 | $233 | 64 |
| 27484 149th Pl SE #81 | 0.50mi | 3/2.0 | 1,152 (-7%) | 3mo | $389,000 | $338 | 63 |
| 27479 150th Ave SE #104 | 0.48mi | 3/2.0 | 1,152 (-7%) | 5mo | $389,000 | $338 | 62 |
| 15800 SE 264th St | 0.44mi | 3/2.0 | 1,377 (+12%) | 1mo | $490,000 | $356 | 59 |
| 27460 149th Pl SE #85 | 0.48mi | 3/2.0 | 1,150 (-7%) | 11mo | $439,000 | $382 | 57 |
| 27404 149th Ave SE #62 | 0.45mi | 3/2.0 | 1,344 (+9%) | 10mo | $374,000 | $278 | 56 |
| 27427 149th Ave SE | 0.48mi | 3/2.0 | 1,152 (-7%) | 15mo | $339,000 | $294 | 54 |
| 27422 149th Ave SE #59 | 0.46mi | 3/2.0 | 1,323 (+7%) | 17mo | $465,500 | $352 | 52 |
| 27515 150th Ln SE #143 | 0.46mi | 3/2.0 | 1,417 (+15%) | 4mo | $412,000 | $291 | 51 |
| 15016 SE 274th Pl #121 | 0.39mi | 3/2.0 | 1,356 (+10%) | 18mo | $425,000 | $313 | 50 |
| 27409 149th Ave SE | 0.47mi | 3/2.0 | 1,344 (+9%) | 18mo | $360,000 | $268 | 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 · 0.19% rent growth · sell at horizon
5-year hold
- IRR
- -19.0%
- Equity multiple
- 0.35×
- Total profit
- $-40,911
- Equity at exit
- $33,548
10-year hold
- IRR
- -18.7%
- Equity multiple
- 0.12×
- Total profit
- $-55,441
- Equity at exit
- $19,454
Cash invested: $63,000 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 5 active · 4 under contract
- Months of supply
- 4.3 mo (23%/mo absorbed)
- Median asking
- $209,000 ($167/sqft)
- Median days on market
- 46 d
- This list price
- 80% of active listings are priced below it
- ARV vs active asking
- +88.2% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98042
- Rents YoY
- 0.2%
- Active inventory
- 447
- Price-to-rent
- 9.4×
Monthly cashflow live
↻
- Estimated rent
- $1,988 high interval (Pro) →
- Mortgage (P&I)
- −$1,180
- Tax est. 1.5%
- −$281 /mo · $3,375/yr
- Insurance
- −$94
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$417
- Net cashflow
- $15
Break-even live
Break-even rent
$1,968
Max offer price
$224,999
Occupancy floor
94%
Sensitivity live
| Price | -10% $171 | -5% $93 | +0% $15 | +5% $-62 | +10% $-140 |
|---|---|---|---|---|---|
| Rent | -10% $-142 | -5% $-63 | +0% $15 | +5% $94 | +10% $173 |
| Rate | -1.0pp $129 | -0.5pp $73 | base $15 | +0.5pp $-43 | +1.0pp $-102 |
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
- $56,250
- Closing costs
- $6,750
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 9 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 14901 SE 272nd St Kent, WA | 1.0–3.0 | 1.0–2.0 | 900 | $2,243 | $2.49 | 7d | 17 | 0.39mi |
| 16901 SE 276th St Covington, WA | 1.0–3.0 | 1.0–2.5 | 876 | $2,000 | $2.28 | 9d | 81 | 0.86mi |
| 14200 SE 272nd St Kent, WA | 2.0 | 1.5–2.5 | 1550 | $2,798 | $1.80 | 32d | 3 | 0.88mi |
| 27403 141st Ave SE Kent, WA | 3.0 | 1.5 | 960 | $3,500 | $3.65 | 52d | 1 | 0.93mi |
| 26902 169th Pl SE Covington, WA | 1.0–2.0 | 1.0 | 671 | $2,220 | $3.31 | 23d | 1 | 0.96mi |
| 17126 SE 269th Pl Covington, WA | 1.0–3.0 | 1.0–2.0 | 979 | $2,592 | $2.65 | 7d | 14 | 1.02mi |
| 17110 SE 276th St Covington, WA | 1.0–3.0 | 1.0–2.0 | 852 | $2,464 | $2.89 | 7d | 3 | 1.03mi |
| 16830 SE Wax Rd Covington, WA | 3.0 | 1.0–2.0 | 910 | $2,458 | $2.70 | 7d | 15 | 1.04mi |
| 27400 132nd Ave SE Kent, WA | 2.0 | 1.0–2.0 | 886 | $1,955 | $2.21 | 23d | 2 | 1.41mi |
Property features AI
Finance
- Financial info
- Acceptable financing: Cash, Conventional, FHA
- HOA & community
- Located in Soos Creek Estate with park amenities including a playground and sidewalksLand lease of $965/month
Exterior
- Parking
- CarportUncovered parking
- Utilities
- Public water (Lake Meridian)Public sewer (Lake Meridian)Electric service (PSE)
- Home design
- Manufactured double-wide (44x28) on one levelModel 44X28Updated/remodeled conditionEntry on one level
- Construction
- Wood constructionComposition roofSlab foundation with tie-down
- Exterior features
- Patio/porch/deckWood exterior products
Interior
- Kitchen
- DishwasherMicrowaveStove/RangeRefrigerator
- Bedrooms
- 3 bedrooms
- Flooring
- Ceramic tileVinyl plank
- Bathrooms
- 2 full bathrooms (2 bathtubs, 2 showers)
- Heating & cooling
- Forced air heatingWall unit coolingElectric energy source
- Interior features
- Vaulted ceilingsWalk-in closetWood-burning fireplaceUpdated/remodeledDouble pane windows
- Laundry & utility
- WasherDryer
Listing history 50 events
-
2026-08-08days on market $224,999 Active 115 DOM
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2026-08-06days on market $224,999 Active 113 DOM
-
2026-08-05days on market $224,999 Active 112 DOM
-
2026-08-04days on market $224,999 Active 111 DOM
-
2026-08-03days on market $224,999 Active 110 DOM
-
2026-07-31days on market $224,999 Active 107 DOM
-
2026-07-30days on market $224,999 Active 106 DOM
-
2026-07-30days on market $224,999 Active 105 DOM
-
2026-07-28days on market $224,999 Active 104 DOM
-
2026-07-26days on market $224,999 Active 102 DOM
-
2026-07-24days on market $224,999 Active 100 DOM
-
2026-07-23days on market $224,999 Active 99 DOM
-
2026-07-22days on market $224,999 Active 98 DOM
-
2026-07-21days on market $224,999 Active 97 DOM
-
2026-07-20days on market $224,999 Active 96 DOM
-
2026-07-18days on market $224,999 Active 94 DOM
-
2026-07-18days on market $224,999 Active 93 DOM
-
2026-07-16days on market $224,999 Active 92 DOM
-
2026-07-15days on market $224,999 Active 91 DOM
-
2026-07-14days on market $224,999 Active 90 DOM
-
2026-07-13days on market $224,999 Active 89 DOM
-
2026-07-13days on market $224,999 Active 88 DOM
-
2026-07-11days on market $224,999 Active 87 DOM
-
2026-07-10days on market $224,999 Active 86 DOM
-
2026-07-09days on market $224,999 Active 85 DOM
-
2026-07-07days on market $224,999 Active 83 DOM
-
2026-07-06days on market $224,999 Active 82 DOM
-
2026-07-06days on market $224,999 Active 81 DOM
-
2026-07-05days on market $224,999 Active 80 DOM
-
2026-07-03days on market $224,999 Active 79 DOM
-
2026-07-02days on market $224,999 Active 78 DOM
-
2026-07-01days on market $224,999 Active 77 DOM
-
2026-06-30days on market $224,999 Active 76 DOM
-
2026-06-29days on market $224,999 Active 75 DOM
-
2026-06-28days on market $224,999 Active 74 DOM
-
2026-06-27days on market $224,999 Active 73 DOM
-
2026-06-26days on market $224,999 Active 72 DOM
-
2026-06-24days on market $224,999 Active 70 DOM
-
2026-06-22days on market $224,999 Active 68 DOM
-
2026-06-21days on market $224,999 Active 67 DOM
-
2026-06-18days on market $224,999 Active 64 DOM
-
2026-06-17days on market $224,999 Active 63 DOM
-
2026-06-16days on market $224,999 Active 62 DOM
-
2026-06-15days on market $224,999 Active 61 DOM
-
2026-06-13days on market $224,999 Active 59 DOM
-
2026-06-09days on market $224,999 Active 55 DOM
-
2026-06-08days on market $224,999 Active 54 DOM
-
2026-06-07days on market $224,999 Active 53 DOM
-
2026-06-04days on market $224,999 Active 50 DOM
-
2026-06-03days on market $224,999 Active 49 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 ≥87°F today · 16 d/yr by 30 yrs out
- Wind 1/10 Low
- Air quality 7/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $23,854
- − Mortgage interest
- −$12,603
- − Property taxes
- −$3,375
- − Insurance
- −$1,125
- − Repairs & maintenance
- −$1,908
- − Management
- −$1,908
- − Depreciation
- −$6,545
- Taxable loss
- −$3,612
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$867
- After-tax cash flow
- $1,052/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 · 12 photos
80/100
Cosmetic rehab
Est. rehab $6,170–$18,510 screening
This beautifully renovated home offers modern elegance and effortless living, with a fresh interior and updated appliances. The property is move-in ready with minor maintenance items to address.
Value-add opportunities
- Resale Paint exterior trim — Enhances curb appeal ↑
- Rental Clean gutters — Keeps property in good condition ↑
ⓘ 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
Covington Elementary School
Middle
Mattson Middle School
High
Kentwood High School
Schools (NCES district)
- District
- Kent School District
- NCES district ID
- 5303960
- Math proficiency
- 47% ▼ -1.00%
- Reading proficiency
- 57% ▼ -1.00%
- Median HH income
- $69,823
- Composite
- 48.25/100
- National rank
- #4714
- State rank
- #109 of 291 in WA
B
Composite livability gradescore 79/100
Livability — Kent
- Score
- 79/100
- State rank
- #109
- US rank
- #2154
Category grades
Amenities A+
Commute A+
Cost of living F
Crime F
Employment A
Housing A+
Health & safety A+
User ratings D
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Kent, WA
- County
- King County · 2,576,485 people
- City population
- 119,479
- Metro
- Seattle-Tacoma-Bellevue, WA
- Population (ZIP)
- 50,216
- Household income
- $127,552
- Rent vs Own
- Severe rent burden
- 16% of renters
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 0.58)
- Race & ethnicity
- White 62% Asian 13% Hispanic / Latino 12% Two or more races 12% Black 6%
- Hispanic origin (detail)
- Mexican 8%
- Common ancestry
- Portuguese 4% Subsaharan African 3% Italian 3%
- Foreign-born
- 19% · Canada, Vietnam, China
- Languages at home
- 75% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 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
- ▼ -635.61%
- Current HPI
- 297.7991
- Rent YoY
- ▲ 0.19%
- 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
1 event — show timeline
- 2026-04-15 Listed $224,999 NWMLS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…