11510 E Riverside Dr #27 · Bothell, WA 98011

$289,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 62 Days on market

Built 2026 Good condition $252/sqft · 38% below area Est $470k · 38% under

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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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• Schools +6.7/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW home located in the pride of ownership riverfront all ages community of Riverside Mobile Estates. Great location close to downtown Bothell, Woodinville, highways, shopping, and restaurants. Home features 1,152 sf, 3 bedrooms, 2 baths, large living area, kitchen with stainless appliances and pantry, dining room, large primary bedroom with private bath and walk in closet, the other two bedrooms have walk in closets. Heat pump with AC for those hot days too. Home is nestled along the Sammamish River. There is also a walking path along the river. Sit in your backyard enjoying the serenity of your river view. Park rent only $1,100. Price includes seller paid sales tax and an one year s

Key facts

• Riverfront community
• Backyard river view
• 2 parking spots

Tags

• RIVERFRONT COMMUNITY
• WALKING PATH ALONG THE RIVER
• BACKYARD RIVER VIEW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $76 ($910/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 $272k (6.3% below list).
• Recommended offer: $272k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 182 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 62 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

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 $271,612 (6.3% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $470,377
• List price: $289,900
• Delta: -38.37%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17113 117th Ct NE	0.20mi	3/2.0	1,152 (0%)	18mo	$555,000	$482	75
11330 E Riverside Dr #24	0.11mi	3/1.0	980 (-15%)	3mo	$68,000	$69	64
17033 Woodcrest Dr NE	0.36mi	2/2.0 (-1)	1,089 (-6%)	10mo	$470,500	$432	60
17135 117th Ct NE	0.16mi	3/2.0	1,296 (+12%)	13mo	$485,000	$374	60
17114 Woodcrest Dr NE	0.24mi	2/2.0 (-1)	1,260 (+9%)	20mo	$490,000	$389	52

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-49,379
• Equity at exit: $43,225

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-64,853
• Equity at exit: $25,065

Cash invested: $81,172 (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: 182
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,716 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $76

Break-even live

Break-even rent $2,620

Max offer price $289,900

Occupancy floor 92%

Sensitivity live

Price	-10% $276	-5% $176	+0% $76	+5% $-24	+10% $-125
Rent	-10% $-139	-5% $-31	+0% $76	+5% $183	+10% $290
Rate	-1.0pp $222	-0.5pp $150	base $76	+0.5pp $1	+1.0pp $-76

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11119 Woodinville Dr Bothell, WA	1.0–2.0	1.0	680	$1,800	$2.65	0d	3	0.17mi
10620 NE 175th St Bothell, WA	2.0	1.0	802	$1,725	$2.15	4d	1	0.50mi
10620 E Riverside Dr Unit 306 Bothell, WA	2.0	1.0	754	$1,695	$2.25	23d	1	0.50mi
16386 118th Ct NE Bothell, WA	2.0	2.5	1129	$2,700	$2.39	45d	1	0.56mi
12109 Woodinville Dr Bothell, WA	1.0–3.0	1.0–2.0	965	$2,895	$3.00	6d	7	0.56mi
17101 123rd Pl NE Bothell, WA	2.0	2.0	957	$2,500	$2.61	45d	1	0.57mi
16125 Juanita Woodinville Way NE #1714 Bothell, WA	2.0	2.5	1173	$2,800	$2.39	25d	1	0.57mi
16125 Juanita Woodinville Way NE Bothell, WA	1.0–2.0	1.0–2.5	921	$2,800	$3.04	45d	4	0.58mi
11895 NE 163rd Pl Unit 20-3 Bothell, WA	2.0	2.5	1129	$2,800	$2.48	6d	1	0.60mi
15515 Juanita Woodinville Way NE Bothell, WA	1.0–2.0	1.0–2.0	999	$2,913	$2.91	0d	12	0.66mi
10730 Beardslee Blvd Bothell, WA	1.0–2.0	1.0–1.5	793	$2,195	$2.77	45d	2	0.70mi
18414 104th Ave NE Bothell, WA	1.0–2.0	1.0–2.0	957	$2,999	$3.13	0d	10	0.80mi
12717 NE 171st Ln Unit O Woodinville, WA	2.0	2.0	950	$2,375	$2.50	12d	1	0.82mi
12717 NE 171st Ln Unit O Woodinville, WA	2.0	2.0	950	$2,375	$2.50	3d	1	0.82mi
18120 102nd Ave NE Bothell, WA	2.0	1.0–2.0	833	$3,046	$3.65	3d	7	0.82mi
18101 126th Ave NE Bothell, WA	1.0–3.0	1.0–2.0	921	$3,267	$3.55	0d	39	0.85mi
18420 102nd Ave NE Bothell, WA	1.0–2.0	1.0–2.0	800	$2,986	$3.73	0d	10	0.89mi
10324 NE 186th St Unit 1 Bothell, WA	2.0	1.5	1108	$2,300	$2.08	45d	1	0.92mi
19128 112th Ave NE Bothell, WA	1.0–2.0	1.0–2.0	1031	$3,105	$3.01	0d	15	0.92mi
10315 NE 187th St Bothell, WA	2.0	1.5	900	$2,250	$2.50	0d	2	0.95mi
12207 NE 191st St Bothell, WA	3.0	1.0–3.0	1339	$4,715	$3.52	0d	1	0.99mi
18141 Bothell Way NE Bothell, WA	1.0–2.0	1.0–2.0	909	$4,434	$4.88	0d	24	1.03mi
10295 NE 189th St Bothell, WA	2.0	1.0	960	$2,150	$2.24	12d	2	1.04mi
13305 NE 171st St Woodinville, WA	1.0–2.0	1.0–2.0	798	$2,750	$3.44	0d	24	1.09mi
9924 NE 185th St Bothell, WA	1.0–3.0	1.0–2.0	1194	$3,940	$3.30	3d	7	1.11mi
18307 98th Ave NE Bothell, WA	1.0–2.0	1.0–2.0	769	$2,760	$3.59	3d	4	1.13mi
9525 NE 180th St Unit 303 Bothell, WA	2.0	2.0	1080	$2,375	$2.20	6d	1	1.18mi
9517 NE 180th St Unit B207 Bothell, WA	2.0	1.0	840	$1,850	$2.20	3d	1	1.19mi
17409 133rd Ave NE Woodinville, WA	1.0–3.0	1.0–2.0	1178	$4,399	$3.73	0d	26	1.20mi
9505 NE 180th St Unit 102 Bothell, WA	2.0	2.0	1070	$2,595	$2.43	12d	1	1.23mi
17725 Hall Rd Bothell, WA	1.0–2.0	1.0	772	$1,950	$2.52	0d	2	1.23mi
18125 96th Ave NE Unit 7 Bothell, WA	2.0	1.0	900	$1,845	$2.05	0d	1	1.23mi
18125 96th Ave NE Apt 6 Bothell, WA	2.0	1.0	900	$1,895	$2.11	45d	1	1.23mi
18125 96th Ave NE Unit 4 Bothell, WA	2.0	1.0	900	$1,725	$1.92	25d	1	1.24mi
9616 NE 188th St #302 Bothell, WA	2.0	2.0	950	$2,195	$2.31	4d	1	1.33mi
10826 NE 148th Ln Unit H102 Bothell, WA	3.0	2.0	1084	$2,795	$2.58	45d	1	1.33mi
17255 135th Ave NE Woodinville, WA	2.0	1.0–2.0	842	$3,704	$4.40	0d	28	1.34mi
12917 NE 195th St Bothell, WA	2.0	2.0	1150	$3,000	$2.61	45d	1	1.35mi
19604 129th Ave NE Bothell, WA	3.0	2.0	1440	$3,400	$2.36	13d	1	1.39mi
9226 NE 184th Pl Bothell, WA	3.0	1.5	1250	$3,750	$3.00	0d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $289,900 Active 62 DOM
2. 2026-06-18
   days on market $289,900 Active 59 DOM
3. 2026-06-17
   days on market $289,900 Active 58 DOM
4. 2026-06-16
   days on market $289,900 Active 57 DOM
5. 2026-06-15
   days on market $289,900 Active 56 DOM
6. 2026-06-13
   days on market $289,900 Active 54 DOM
7. 2026-06-13
   days on market $289,900 Active 53 DOM
8. 2026-06-09
   days on market $289,900 Active 50 DOM
9. 2026-06-08
   days on market $289,900 Active 49 DOM
10. 2026-06-07
    days on market $289,900 Active 48 DOM
11. 2026-06-04
    days on market $289,900 Active 45 DOM
12. 2026-06-03
    days on market $289,900 Active 44 DOM
13. 2026-06-02
    days on market $289,900 Active 43 DOM
14. 2026-06-01
    days on market $289,900 Active 42 DOM
15. 2026-05-31
    days on market $289,900 Active 41 DOM
16. 2026-04-20
    listed $299,900 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 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 · 15 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: $32,593
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$2,247
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$8,433
• Taxable loss: −$3,889
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $1,844/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home in a serene riverfront community offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-20 Listed $299,900 NWMLS as Distributed by MLS Grid