1720 Maple Ln #11 · Kent, WA 98030

$99,000

2 bd · 1.0 ba · 850 sqft · Manufactured · 333 Days on market

Built 1974 Fair condition 9,120 sqft lot $116/sqft · 30% above area Est $76k · 30% over ↓ 21% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to affordable living for all ages in this well-maintained single-wide manufactured home on leased land! This 2-bedroom, 1-bath home offers a cozy, functional layout with updated features and plenty of natural light. Located in a quiet, friendly community with easy access to shopping, dining, and major roadways. Enjoy low-maintenance living with all the comforts of home at a fraction of the price. Perfect for downsizers, snowbirds, or first-time buyers! Buy now, Rent free until November. Seller is offering $5,300 Rent credit to Buyer.

Key facts

• 9,120 sq ft lot
• Built 1974
• Listed 333 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.6% 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: Scenic Hill Elementary School (559 students, 78% FRL); Mill Creek Middle School (794 students, 83% FRL); Kent-Meridian High School (2,128 students, 77% FRL) — zoned schools average 79% FRL vs 41% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 173 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
8. 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.
9. 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: 1.83% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.32%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $76,000
• List price: $99,000
• Delta: 30.26%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
856 Central Ave S #87	0.52mi	2/1.0	900 (+6%)	3mo	$76,000	$84	64

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.19×
• Total profit: $32,861
• Equity at exit: $14,761

10-year hold

• IRR: 36.1%
• Equity multiple: 4.44×
• Total profit: $95,462
• Equity at exit: $8,560

Cash invested: $27,720 (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 98030

• Rents YoY: 3.7%
• Active inventory: 173
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $747

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 54%

Sensitivity live

Price	-10% $815	-5% $781	+0% $747	+5% $712	+10% $678
Rent	-10% $604	-5% $675	+0% $747	+5% $818	+10% $890
Rate	-1.0pp $797	-0.5pp $772	base $747	+0.5pp $721	+1.0pp $695

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Maple Ln Apt 2 Kent, WA	2.0	1.0	930	$1,700	$1.83	0d	1	0.11mi
1406 Maple Ln Kent, WA	2.0–4.0	1.0–2.0	916	$1,325	$1.45	0d	2	0.20mi
724 2nd Ave S Kent, WA	2.0	1.0	875	$1,699	$1.94	45d	1	0.80mi
26027 Woodland Way S Unit MIL Kent, WA	1.0	1.0	650	$1,565	$2.41	45d	1	0.86mi
702 5th Ave S Kent, WA	2.0–3.0	1.5	1150	$2,200	$1.91	6d	3	0.92mi
702 5th Ave S Unit T06 Kent, WA	2.0	1.5	975	$2,200	$2.26	0d	1	0.93mi
707 6th Ave S Unit F103 Kent, WA	2.0	1.5	979	$1,700	$1.74	45d	1	0.96mi
518 2nd Ave S Kent, WA	2.0	1.0	630	$1,550	$2.46	26d	1	0.99mi
4750 Auburn Way N Auburn, WA	1.0–4.0	1.0–2.0	1011	$2,102	$2.08	0d	10	1.00mi
622 6th Ave S Kent, WA	3.0	2.0	1114	$2,999	$2.69	45d	1	1.02mi
25426 97th Pl S Unit 2 Kent, WA	2.0	1.0	800	$2,095	$2.62	45d	1	1.02mi
25426 97th Pl S Unit 2 Kent, WA	2.0	1.0	820	$1,995	$2.43	26d	1	1.02mi
25426 98th Ave S Kent, WA	3.0	1.0	690	$2,195	$3.18	6d	18	1.03mi
401 3rd Ave S Unit Up L Kent, WA	2.0	1.0	700	$1,700	$2.43	45d	1	1.09mi
9626 S 252nd St Kent, WA	2.0	1.0	880	$1,675	$1.90	3d	4	1.15mi
802 45th St NE Auburn, WA	1.0–3.0	1.0–2.0	934	$1,999	$2.14	1d	11	1.18mi
9045 Canyon Dr Apt 1 Kent, WA	2.0	1.0	750	$1,295	$1.73	19d	1	1.21mi
25035 98th Pl S Kent, WA	2.0	1.0	900	$2,200	$2.44	45d	1	1.22mi
106 Kensington Ave S #102 Kent, WA	3.0	1.0	881	$1,650	$1.87	26d	1	1.23mi
106 Kensington Ave S Unit 104 Kent, WA	3.0	1.0	881	$1,650	$1.87	0d	1	1.23mi
1254 Weiland St Kent, WA	2.0	1.0	974	$1,550	$1.59	45d	1	1.23mi
220 W Meeker St Apt 9 Kent, WA	1.0	1.0	700	$1,280	$1.83	6d	1	1.26mi
220 W Meeker St Apt 7 Kent, WA	1.0	1.0	700	$1,395	$1.99	45d	1	1.26mi
9803 S 248th St Kent, WA	1.0–2.0	1.0	754	$1,790	$2.37	14d	1	1.33mi
24802 99th Pl S Kent, WA	1.0–2.0	1.0–2.0	817	$2,409	$2.95	0d	9	1.36mi
420 W Smith St Kent, WA	2.0	1.0–2.0	704	$2,321	$3.30	0d	6	1.36mi
625 W Meeker St Kent, WA	1.0–2.0	1.0	633	$1,787	$2.82	3d	15	1.36mi
10433 SE Kent Kangley Rd Kent, WA	1.0–2.0	1.0–2.0	776	$1,845	$2.38	6d	7	1.39mi
24808 100th Pl SE Kent, WA	1.0–3.0	1.0–2.0	880	$2,023	$2.30	0d	14	1.41mi
26624 108th Ave SE Kent, WA	1.0	1.0	640	$1,500	$2.34	0d	1	1.42mi
102 Madison Ave N Kent, WA	2.0	1.0–2.0	774	$2,925	$3.78	0d	23	1.43mi
24928 103rd Ave SE Apt D302 Kent, WA	2.0	2.0	886	$2,095	$2.36	23d	1	1.44mi
443 Ramsay Way Kent, WA	1.0–2.0	1.0–2.0	726	$2,299	$3.17	0d	14	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 333 DOM
2. 2026-06-18
   days on market $99,000 Active 330 DOM
3. 2026-06-17
   days on market $99,000 Active 329 DOM
4. 2026-06-16
   days on market $99,000 Active 328 DOM
5. 2026-06-15
   days on market $99,000 Active 327 DOM
6. 2026-06-13
   days on market $99,000 Active 325 DOM
7. 2026-06-09
   days on market $99,000 Active 321 DOM
8. 2026-06-08
   days on market $99,000 Active 320 DOM
9. 2026-06-07
   remarks 547-char remark
10. 2026-06-07
    days on market $99,000 Active 319 DOM
11. 2026-06-04
    days on market $99,000 Active 316 DOM
12. 2026-06-03
    days on market $99,000 Active 315 DOM
13. 2026-06-02
    days on market $99,000 Active 314 DOM
14. 2026-06-01
    days on market $99,000 Active 313 DOM
15. 2026-05-31
    days on market $99,000 Active 312 DOM
16. 2025-10-22
    price $99,000
17. 2025-09-17
    price $115,000
18. 2025-07-09
    listed $125,000 Active

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

Taxation est. · year 1

• Rental income: $21,734
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$2,880
• Taxable income: $7,851
• Est. tax owed @ 24.0%: −$1,884
• After-tax cash flow: $7,076/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

Fair 45/100 Moderate rehab

This single-wide manufactured home requires significant repairs and maintenance, including roof and exterior siding repairs, as well as landscaping improvements. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Weathered roof, potential leaks
• Major exterior siding — Weathered siding, visible wear
• Major landscaping — Unkempt landscaping, overgrown vegetation

Value-add opportunities

• Both repair roof — Fixing the roof will prevent further water damage and improve the home's overall appearance
• Both repair exterior siding — Rehabilitating the siding will improve the home's curb appeal and increase its value
• Both landscape — A well-maintained landscape will enhance the home's curb appeal and increase its rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Weathered roof, potential leaks	Major	$15,000–50,000
exterior siding · Weathered siding, visible wear	Major	$15,000–50,000
landscaping · Unkempt landscaping, overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair roof — Fixing the roof will prevent further water damage and improve the home's overall appearance ↑
• Both repair exterior siding — Rehabilitating the siding will improve the home's curb appeal and increase its value ↑
• Both landscape — A well-maintained landscape will enhance the home's curb appeal and increase its rental 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: 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

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 · 2,251,916 people
• City population: 119,479
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 38,523
• Household income: $91,761
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1415.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 41% Asian 24% Hispanic / Latino 15% Black 11% Two or more races 9% Pacific Islander 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Subsaharan African 6% Italian 4% Portuguese 2%
• Foreign-born: 36% · Canada, Vietnam, Philippines
• Languages at home: 53% English-only · Spanish 10% Other Indo-European 9% Other Asian/Pacific 8%

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: ▼ -494.18%
• Current HPI: 315.2007
• Rent YoY: ▲ 3.72%
• 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

-20.8% since first listed

3 events — show timeline

• 2025-10-22 Price Changed $99,000 NWMLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $115,000 NWMLS as Distributed by MLS Grid
• 2025-07-09 Listed $125,000 NWMLS as Distributed by MLS Grid