7144 47th Ave SW · Seattle, WA 98136

$699,999

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 188 Days on market

Built 2025 762 sqft lot $467/sqft · 14% below area Est $836k · 16% under ↓ 3% since listing

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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 +14.8/15.0
• Cash flow +6.1/30.0
• Schools +6.1/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy modern living in these NEW CONSTRUCTION West Seattle townhomes. Designed for comfort, style & flexibility, this home offers street or alley entries The bright open layout will delight you, featuring a main level with beautiful spacious kitchen w/ quartz counters & stainless appliances, and hidden half bath. Upstairs, unwind in the luxurious primary suite w/ walk-in closet & spa-like bath. The spacious home also offers 2 more bedrooms, full bath & private lower entrance—perfect for guests or office. The roomy and private 450 sq ft rooftop deck showcases Puget Sound & Olympic Mtn. views. Sitting on a quiet street, you are close to everything West S

Key facts

• Spa-like bath
• Hidden half bath
• New construction

Tags

• NEW CONSTRUCTION
• SPACIOUS KITCHEN
• HIDDEN HALF BATH
• PRIMARY SUITE
• WALK-IN CLOSET
• SPA-LIKE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $700k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $471k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (45.8% below list).
• Recommended offer: $379k (45.8% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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: Rents rising fast (+7.8%/yr); 109 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 runs 31% of the median local income ($149k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 188 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.

Recommended offer $379,448 (45.8% 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 188 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 15.4

CMA / ARV

• ARV (median comp): $835,628
• List price: $699,999
• Delta: -16.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7142 47th Ave SW	0.00mi	3/2.5	1,540 (+3%)	6mo	$775,000	$503	90
7323 Bainbridge Pl SW	0.07mi	3/2.5	1,566 (+4%)	10mo	$875,000	$559	81
7019 47th Ave SW #3	0.11mi	2/2.0 (-1)	1,550 (+3%)	10mo	$925,000	$597	74
6920 California Ave SW #45	0.35mi	3/2.0	1,543 (+3%)	5mo	$655,000	$424	73
7321 47th Ave SW Unit B	0.07mi	3/3.0	1,640 (+9%)	10mo	$694,000	$423	71
6531 42nd Ave SW Unit C	0.48mi	3/1.5	1,480 (-1%)	1mo	$695,000	$470	70
6402 Fauntleroy Way SW	0.60mi	3/2.5	1,549 (+3%)	4mo	$786,500	$508	64
4300 SW Mills St	0.34mi	3/2.5	1,344 (-10%)	8mo	$725,000	$539	61
6032 42nd Ave SW Unit B	0.72mi	3/2.5	1,484 (-1%)	10mo	$725,000	$489	56
6037 42nd Ave SW Unit B	0.70mi	3/2.5	1,394 (-7%)	0mo	$670,000	$481	56
6032 42nd Ave SW Unit A	0.72mi	3/2.5	1,554 (+4%)	10mo	$815,000	$524	52
6408 Fauntleroy Way SW	0.57mi	3/2.5	1,312 (-12%)	1mo	$688,000	$524	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 · 7.8% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.10×
• Total profit: $-177,014
• Equity at exit: $104,372

10-year hold

• IRR: -13.0%
• Equity multiple: 0.11×
• Total profit: $-174,448
• Equity at exit: $60,523

Cash invested: $196,000 (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 98136

• Rents YoY: 7.8%
• Active inventory: 109
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $3,794 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$331 /mo · $3,969/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $-1,296

Break-even live

Break-even rent $5,435

Max offer price $471,118

Occupancy floor —

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7331 Fauntleroy Way SW Seattle, WA	4.0	2.5	1889	$4,950	$2.62	1d	1	0.07mi
7311 40th Ave SW Seattle, WA	3.0	2.0	1800	$3,745	$2.08	1d	1	0.42mi
6708 California Ave SW Unit 3 Seattle, WA	2.0	1.0	1080	$2,395	$2.22	14d	1	0.43mi
6708 California Ave SW Seattle, WA	2.0	1.0	1080	$2,295	$2.12	1d	1	0.43mi
4143 SW Kenyon St Seattle, WA	4.0	2.0	1740	$4,495	$2.58	1d	1	0.51mi
4143 SW Kenyon St Seattle, WA	4.0	2.0	1740	$4,495	$2.58	2d	1	0.51mi
6500 34th Ave SW Seattle, WA	2.0	2.0	1240	$3,000	$2.42	43d	1	0.96mi
6023 35th Ave SW Seattle, WA	4.0	2.0	1980	$4,395	$2.22	1d	1	1.01mi
7734 31st Ave SW Seattle, WA	2.0	2.0	1350	$3,800	$2.81	1d	1	1.04mi
5619 Fauntleroy Way SW Seattle, WA	3.0	3.0	2000	$3,500	$1.75	43d	1	1.06mi
7527 29th Ave SW Seattle, WA	3.0	1.5	1530	$3,350	$2.19	1d	1	1.09mi
2632 SW Myrtle St Seattle, WA	2.0	2.5	1550	$3,695	$2.38	1d	1	1.19mi
5259 Fauntleroy Way SW Seattle, WA	3.0	2.5	1278	$3,750	$2.93	19d	1	1.23mi
7901 Delridge Way SW Seattle, WA	1.0–2.0	1.0–2.0	870	$3,050	$3.51	1d	9	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $699,999 Active 188 DOM
2. 2026-06-18
   price $699,999 Active 187 DOM
3. 2026-06-18
   days on market $750,000 Active 187 DOM
4. 2026-06-17
   days on market $750,000 Active 186 DOM
5. 2026-06-16
   days on market $750,000 Active 185 DOM
6. 2026-06-15
   days on market $750,000 Active 184 DOM
7. 2026-06-15
   days on market $750,000 Active 183 DOM
8. 2026-06-13
   days on market $750,000 Active 182 DOM
9. 2026-06-12
   days on market $750,000 Active 181 DOM
10. 2026-06-10
    days on market $750,000 Active 179 DOM
11. 2026-06-09
    days on market $750,000 Active 178 DOM
12. 2026-06-08
    days on market $750,000 Active 177 DOM
13. 2026-06-07
    days on market $750,000 Active 176 DOM
14. 2026-06-07
    days on market $750,000 Active 175 DOM
15. 2026-06-04
    days on market $750,000 Active 173 DOM
16. 2026-06-03
    days on market $750,000 Active 172 DOM
17. 2026-06-02
    days on market $750,000 Active 171 DOM
18. 2026-06-01
    days on market $750,000 Active 170 DOM
19. 2026-05-31
    days on market $750,000 Active 169 DOM
20. 2026-03-27
    price $750,000
21. 2025-12-13
    listed $775,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $3,969 · $331/mo
• Projected year-2 tax: $6,860 · $572/mo
• Expected delta: +$2,891/yr (+$241/mo · 72.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $45,534
• − Mortgage interest: −$39,211
• − Property taxes: −$3,969
• − Insurance: −$3,500
• − Repairs & maintenance: −$3,643
• − Management: −$3,643
• − Depreciation: −$20,364
• Taxable loss: −$28,795
• Est. tax savings @ 24.0%: +$6,911
• After-tax cash flow: $-8,637/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
• County: King County · 2,251,916 people
• City population: 706,262
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 17,252
• Household income: $149,269
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 499.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 7% Portuguese 6% Italian 4%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 5% German/W. Germanic 1% Chinese 1%

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: ▼ -1208.27%
• Current HPI: 293.2998
• Rent YoY: ▲ 7.80%
• 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

-3.2% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $750,000 NWMLS as Distributed by MLS Grid
• 2025-12-13 Listed $775,000 NWMLS as Distributed by MLS Grid