1510 Maple Ln #27 · Kent, WA 98030

$100,000

2 bd · 2.0 ba · 1,776 sqft · Manufactured · 128 Days on market

Manufactured home 55+ age-restricted Built 1978 Fair condition $56/sqft · 39% below area Est $164k · 39% under ↓ 9% 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.6

Listing remarks

Charming and affordable 2-bedroom, 1.75-bath manufactured home located in a desirable 55+ community in Kent! Situated on a quiet corner lot, this home offers added privacy and a peaceful setting while still being conveniently close to freeway access, shopping, and everyday amenities. Inside, you’ll find a freshly painted interior that brightens the space and gives the home a refreshed feel. The layout is functional and comfortable, featuring a spacious living area and a primary bedroom with its own bathroom for added convenience. A great deck to sit on and enjoy the peaceful living. This home is full of potential and just needs a little love to truly shine.

Key facts

• 2 parking spots
• Built 1978
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 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); 239 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 128 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1978 — 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: 2.01% ✓
• Cap rate: 17.02%
• Cash-on-cash: 38.33%
• DSCR: 2.71
• GRM: 4.2

CMA / ARV

• ARV (median comp): $163,884
• List price: $100,000
• Delta: -38.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Maple Ln #1	0.13mi	3/2.0 (+1)	1,340 (-24%)	1mo	$165,000	$123	63
1204 E Laurel St	0.74mi	3/2.0 (+1)	1,680 (-5%)	1mo	$645,750	$384	50
10623 SE 265th Pl	1.35mi	3/2.5 (+1)	1,671 (-6%)	2mo	$669,000	$400	47
10513 SE 250th Pl Unit F104	1.45mi	3/2.5 (+1)	1,609 (-9%)	1mo	$450,490	$280	41
10513 SE 250th Pl Unit F103	1.45mi	3/2.5 (+1)	1,609 (-9%)	2mo	$460,000	$286	40
1011 E Smith St	1.24mi	2/2.0	1,460 (-18%)	2mo	$581,950	$399	38
1313 52nd St NE #1303	1.09mi	3/2.5 (+1)	1,539 (-13%)	1mo	$475,000	$309	35
812 Maplewood Ave	0.76mi	3/2.0 (+1)	2,050 (+15%)	1mo	$660,000	$322	34
525 Kenosia Ave S	0.98mi	3/2.0 (+1)	2,090 (+18%)	2mo	$711,000	$340	34
10005 SE 267th St	0.97mi	3/2.5 (+1)	2,190 (+23%)	0mo	$697,000	$318	33
9808 S 252nd St	1.10mi	3/2.0 (+1)	1,500 (-16%)	3mo	$584,000	$389	33
624 W Willis St	1.00mi	3/1.0 (+1)	1,511 (-15%)	0mo	$495,000	$328	31

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: 35.3%
• Equity multiple: 2.51×
• Total profit: $42,249
• Equity at exit: $14,910

10-year hold

• IRR: 42.4%
• Equity multiple: 5.16×
• Total profit: $116,354
• Equity at exit: $8,646

Cash invested: $28,000 (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.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $226,800 ($158/sqft)
• Median days on market: 64 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -41.4% vs current asking $/sqft

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

ZIP-level market 98030

• Rents YoY: 3.7%
• Active inventory: 239
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $894

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 50%

Sensitivity live

Price	-10% $963	-5% $929	+0% $894	+5% $860	+10% $825
Rent	-10% $736	-5% $815	+0% $894	+5% $974	+10% $1,053
Rate	-1.0pp $945	-0.5pp $920	base $894	+0.5pp $868	+1.0pp $842

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 E Laurel St Kent, WA	3.0	2.0	1580	$2,995	$1.90	62d	1	0.74mi
713 3rd Ave S Kent, WA	3.0	2.5	1350	$2,795	$2.07	93d	1	0.75mi
702 5th Ave S Kent, WA	2.0–3.0	1.5	1150	$1,995	$1.73	34d	3	0.81mi
617 3rd Ave S Kent, WA	3.0	2.0	1310	$3,200	$2.44	34d	1	0.82mi
401 3rd Ave S Unit Lower Kent, WA	3.0	2.0	2000	$2,780	$1.39	93d	1	0.96mi
10031 SE 258th Pl Kent, WA	3.0	2.0–2.5	1454	$2,908	$2.00	0d	5	0.99mi
120 Kennebeck Ave S Kent, WA	3.0	2.0	1650	$3,100	$1.88	28d	1	1.04mi
4750 Auburn Way N Auburn, WA	1.0–4.0	1.0–2.0	1011	$2,102	$2.08	0d	7	1.13mi
1462 51st Pl NE Auburn, WA	3.0	2.5	1539	$2,900	$1.88	51d	1	1.15mi
24913 103rd Ave SE Apt E201 Kent, WA	3.0	2.0	1253	$2,595	$2.07	21d	1	1.38mi
10215 SE 248th St Kent, WA	2.0–3.0	2.0	1240	$2,645	$2.13	93d	3	1.40mi
10215 SE 248th St Kent, WA	3.0	2.0	1250	$2,895	$2.32	69d	1	1.40mi

Property features AI

Finance

• Other: Calculated building area: 1,776 square feetStyle: Manufactured double wide
• Financial info: Land lease: $1,250Accepted financing: Cash, ConventionalBuyer broker comp: 3%
• HOA & community: Located in Walnut Grove mobile home park (55+ / senior community)Park utilities and sewer managed by HOAPark name: Walnut Grove Mhp LLCPets allowed — see remarks

Exterior

• Parking: Carport
• Utilities: Electric energy sourcePublic water (managed via HOA)Sewer service through HOAPower provided by PSE
• Home design: Manufactured home (double wide)One levelManufactured after 6/15/1976Manufactured home park approved for saleMobile home remainsGood conditionTie-down foundation
• Construction: Metal/vinyl constructionComposition roofPrestige Fuqua Homes, Inc. manufacturer
• Exterior features: Metal/vinyl exteriorPatio/porch/deckCorner lotPaved lotHas a view

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooringCarpet
• Bathrooms: 1 full bath1 three-quarter bath (total 2 showers, 1 bathtub)
• Heating & cooling: Forced air heatingHeat pump (provides cooling)
• Interior features: Water heater (electric) located in exterior closetDen/office, dining room, entry, family room, utility room
• Laundry & utility: WasherDryerUtility room

Listing history 50 events

1. 2026-08-08
   days on market $100,000 Active 128 DOM
2. 2026-08-06
   days on market $100,000 Active 126 DOM
3. 2026-08-05
   days on market $100,000 Active 125 DOM
4. 2026-08-04
   days on market $100,000 Active 124 DOM
5. 2026-08-03
   days on market $100,000 Active 123 DOM
6. 2026-07-31
   days on market $100,000 Active 120 DOM
7. 2026-07-30
   days on market $100,000 Active 119 DOM
8. 2026-07-30
   days on market $100,000 Active 118 DOM
9. 2026-07-28
   days on market $100,000 Active 117 DOM
10. 2026-07-26
    days on market $100,000 Active 115 DOM
11. 2026-07-24
    days on market $100,000 Active 113 DOM
12. 2026-07-23
    days on market $100,000 Active 112 DOM
13. 2026-07-22
    days on market $100,000 Active 111 DOM
14. 2026-07-21
    days on market $100,000 Active 110 DOM
15. 2026-07-20
    days on market $100,000 Active 109 DOM
16. 2026-07-18
    days on market $100,000 Active 107 DOM
17. 2026-07-18
    days on market $100,000 Active 106 DOM
18. 2026-07-16
    days on market $100,000 Active 105 DOM
19. 2026-07-15
    days on market $100,000 Active 104 DOM
20. 2026-07-14
    days on market $100,000 Active 103 DOM
21. 2026-07-13
    days on market $100,000 Active 102 DOM
22. 2026-07-13
    days on market $100,000 Active 101 DOM
23. 2026-07-11
    days on market $100,000 Active 100 DOM
24. 2026-07-10
    days on market $100,000 Active 99 DOM
25. 2026-07-09
    days on market $100,000 Active 98 DOM
26. 2026-07-07
    days on market $100,000 Active 96 DOM
27. 2026-07-06
    days on market $100,000 Active 95 DOM
28. 2026-07-06
    days on market $100,000 Active 94 DOM
29. 2026-07-05
    days on market $100,000 Active 93 DOM
30. 2026-07-03
    days on market $100,000 Active 92 DOM
31. 2026-07-02
    days on market $100,000 Active 91 DOM
32. 2026-07-01
    days on market $100,000 Active 90 DOM
33. 2026-06-30
    days on market $100,000 Active 89 DOM
34. 2026-06-29
    days on market $100,000 Active 88 DOM
35. 2026-06-28
    days on market $100,000 Active 87 DOM
36. 2026-06-27
    days on market $100,000 Active 86 DOM
37. 2026-06-26
    days on market $100,000 Active 85 DOM
38. 2026-06-24
    days on market $100,000 Active 83 DOM
39. 2026-06-22
    days on market $100,000 Active 81 DOM
40. 2026-06-21
    days on market $100,000 Active 80 DOM
41. 2026-06-18
    days on market $100,000 Active 77 DOM
42. 2026-06-17
    days on market $100,000 Active 76 DOM
43. 2026-06-16
    days on market $100,000 Active 75 DOM
44. 2026-06-15
    days on market $100,000 Active 74 DOM
45. 2026-06-13
    days on market $100,000 Active 72 DOM
46. 2026-06-09
    days on market $100,000 Active 68 DOM
47. 2026-06-08
    days on market $100,000 Active 67 DOM
48. 2026-06-07
    pricedays on market $100,000 Active 66 DOM
49. 2026-06-04
    days on market $110,000 Active 63 DOM
50. 2026-06-03
    days on market $110,000 Active 62 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 4/10 Moderate FEMA zone X · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,082
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$2,909
• Taxable income: $9,718
• Est. tax owed @ 24.0%: −$2,332
• After-tax cash flow: $8,399/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $44,400–$79,920 screening

This manufactured home requires moderate renovations, including kitchen and bathroom updates, exterior painting, and landscaping, to significantly increase its resale and rental value.

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears damaged and mossy
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears damaged and mossy

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly worn and outdated.
• Major Bathroom fixtures — The fixtures are outdated and show signs of wear.
• Moderate Exterior siding — The siding shows some wear and discoloration.
• Major Flooring — The carpet is visibly stained and worn.
• Moderate Interior walls — The walls and ceilings show some signs of wear and discoloration.
• Minor Windows — The windows appear to be in average condition.
• Minor Foundation — The foundation appears to be in average condition.
• Minor HVAC system — The HVAC system appears to be in average condition.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen with updated cabinetry and countertops would significantly increase the home's appeal and value. ↑
• Resale Bathroom renovation — Upgrading the bathrooms with new fixtures and possibly a shower/tub combination would increase the home's value. ↑
• Both Exterior painting and landscaping — Refreshing the exterior paint and improving the landscaping would enhance curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 Scenic Hill Elementary School Middle Mill Creek Middle School High Kent-Meridian 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): 38,523
• Household income: $91,761
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 18% of renters

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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%

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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%

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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

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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

• Other: Calculated building area: 1,776 square feetStyle: Manufactured double wide
• Financial info: Land lease: $1,250Accepted financing: Cash, ConventionalBuyer broker comp: 3%
• HOA & community: Located in Walnut Grove mobile home park (55+ / senior community)Park utilities and sewer managed by HOAPark name: Walnut Grove Mhp LLCPets allowed — see remarks

Exterior

• Parking: Carport
• Utilities: Electric energy sourcePublic water (managed via HOA)Sewer service through HOAPower provided by PSE
• Home design: Manufactured home (double wide)One levelManufactured after 6/15/1976Manufactured home park approved for saleMobile home remainsGood conditionTie-down foundation
• Construction: Metal/vinyl constructionComposition roofPrestige Fuqua Homes, Inc. manufacturer
• Exterior features: Metal/vinyl exteriorPatio/porch/deckCorner lotPaved lotHas a view

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooringCarpet
• Bathrooms: 1 full bath1 three-quarter bath (total 2 showers, 1 bathtub)
• Heating & cooling: Forced air heatingHeat pump (provides cooling)
• Interior features: Water heater (electric) located in exterior closetDen/office, dining room, entry, family room, utility room
• Laundry & utility: WasherDryerUtility room

Price history

-9.1% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $100,000 NWMLS as Distributed by MLS Grid
• 2026-04-02 Listed $110,000 NWMLS as Distributed by MLS Grid