4248 A St SE #411 · Auburn, WA 98002

$175,000

4 bd · 2.0 ba · 1,650 sqft · Manufactured · 27 Days on market

Built 1980 Good condition Est $193k · 9% under

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Why this score? — see what drove the B+ 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
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this charm of Auburn living with this inviting manufactured home. Brand new roof and recently painted. Right in front of the community playgrounds, shopping and dining. This home is prefect for those who want comfort and convenience. The bright and open layout offers a welcoming place to relax or entertain while its location offers quick access to major routes for easy commuting. A unique opportunity to enjoy low maintenance living in a vibrant, friendly community.

Key facts

• Brand new roof
• Built 1980
• Listed 27 days

Tags

• BRAND NEW ROOF
• QUICK ACCESS TO MAJOR ROUTES
• LOW MAINTENANCE LIVING
• VIBRANT FRIENDLY COMMUNITY

Property features AI

Finance

• Other: Residential property subtype: Manufactured Home; Calculated living area recorded as 1650; Power production type: Electric
• Financial info: Land lease amount: $1,215; Listing terms: Cash or Conventional
• HOA & community: Manufactured home park amenities include a playground; Land lease applicable

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Public water; Electric power
• Home design: Manufactured home (Double Wide); Model: PORO; One story; Tie down foundation
• Construction: Metal/Vinyl construction materials; Composition roof
• Exterior features: Metal/vinyl exterior; Corner lot; Paved lot

Interior

• Kitchen: Stove/Range; Refrigerator; Dishwasher not listed
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Electric fireplace; Washer and dryer included; Refrigerator included; Stove/Range included; Laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.7% in Auburn — 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 81/100 on livability (#75 in WA, #1,371 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Auburn School District (urban): math 47% / reading 56% proficiency, ranked #125 of 291 in WA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.5%/yr); 171 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• At $2,983/mo this rent would consume 45% of the median local household income ($79k/yr) (locally 2202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 1.5% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.09%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $193,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4248 A St SE #513	0.07mi	4/2.0	1,620 (-2%)	14mo	$189,950	$117	81
4248 A St SE #421	0.07mi	3/2.0 (-1)	1,512 (-8%)	15mo	$165,000	$109	65
4248 A St SE #423	0.03mi	3/2.0 (-1)	1,446 (-12%)	10mo	$179,950	$124	65
4248 A St SE #219	0.03mi	3/2.0 (-1)	1,848 (+12%)	19mo	$125,000	$68	57
4248 A St SE #335	0.07mi	4/2.0	1,890 (+14%)	19mo	$190,000	$101	56
707 37th St SE #17	0.52mi	3/2.0 (-1)	1,500 (-9%)	4mo	$147,500	$98	52
111 Aspen Ln S	0.44mi	3/2.0 (-1)	1,782 (+8%)	11mo	$460,000	$258	52
417 2nd Ave SE	0.71mi	3/2.0 (-1)	1,620 (-2%)	10mo	$464,000	$286	51
707 37th St SE #71	0.52mi	4/2.0	1,440 (-13%)	6mo	$160,000	$111	50
210 37th St SE #81	0.25mi	3/2.0 (-1)	1,848 (+12%)	17mo	$116,000	$63	49
206 Birch Ln	0.50mi	3/2.0 (-1)	1,524 (-8%)	13mo	$520,000	$341	48
707 37th St SE #36	0.52mi	3/2.0 (-1)	1,404 (-15%)	9mo	$215,000	$153	38

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.82×
• Total profit: $40,327
• Equity at exit: $26,093

10-year hold

• IRR: 27.7%
• Equity multiple: 3.28×
• Total profit: $111,811
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

ZIP-level market 98002

• Rents YoY: 1.5%
• Active inventory: 171
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,983 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $1,147

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,268	-5% $1,207	+0% $1,147	+5% $1,086	+10% $1,026
Rent	-10% $911	-5% $1,029	+0% $1,147	+5% $1,265	+10% $1,383
Rate	-1.0pp $1,235	-0.5pp $1,191	base $1,147	+0.5pp $1,102	+1.0pp $1,055

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4716 Mill Pond Dr SE Apt 1001 Auburn, WA	3.0	2.5	1673	$2,900	$1.73	11d	1	0.50mi
345 Pacific Ave N Pacific, WA	1.0–3.0	1.0–2.0	898	$2,306	$2.57	0d	10	0.53mi
102 Hawthorne Ave S Pacific, WA	3.0	1.0	1285	$2,950	$2.30	0d	1	0.75mi
404 4th Ave SE Pacific, WA	3.0	2.0	2006	$3,600	$1.79	0d	1	0.88mi
6170 Terrace View Ln SE Auburn, WA	1.0–3.0	1.0–2.0	956	$2,551	$2.67	0d	36	1.14mi
6106 Alexander Ave SE Auburn, WA	3.0	2.5	1541	$2,800	$1.82	0d	1	1.19mi
131 Elise Ct Unit NA Pacific, WA	3.0	2.0	1668	$3,000	$1.80	0d	1	1.36mi
1105 63rd St SE Unit C Auburn, WA	3.0	2.5	1372	$4,000	$2.92	0d	1	1.40mi
110 2nd Ave S Algona, WA	3.0	2.0	1530	$3,600	$2.35	0d	1	1.41mi

Listing history 8 events

1. 2026-06-08
   statusdays on market $175,000 Pending 27 DOM
2. 2026-06-07
   days on market $175,000 Active 26 DOM
3. 2026-06-04
   days on market $175,000 Active 23 DOM
4. 2026-06-03
   days on market $175,000 Active 22 DOM
5. 2026-06-02
   days on market $175,000 Active 21 DOM
6. 2026-06-01
   days on market $175,000 Active 20 DOM
7. 2026-05-31
   days on market $175,000 Active 19 DOM
8. 2026-05-12
   listed $175,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,792
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,863
• − Management: −$2,863
• − Depreciation: −$5,091
• Taxable income: $11,671
• Est. tax owed @ 24.0%: −$2,801
• After-tax cash flow: $10,962/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a new roof and recently painted. It offers a good investment opportunity with low maintenance and a good location.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Prevent water damage and improve appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Prevent water damage and improve appearance ↑

ⓘ 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: Auburn School District
• NCES district ID: 5300300
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $58,048
• Composite: 46.73/100
• National rank: #5240
• State rank: #125 of 291 in WA

Livability — Auburn

• Score: 81/100
• State rank: #75
• US rank: #1371

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, WA
• County: King County · 2,251,916 people
• City population: 74,969
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 37,509
• Household income: $78,684
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2202.0

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 0.72)
• Race & ethnicity: White 46% Hispanic / Latino 24% Two or more races 13% Black 12% Asian 6% Pacific Islander 4% Native American 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Portuguese 4% Subsaharan African 4% Lithuanian 3%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 19% Russian/Polish/Slavic 6% Other Asian/Pacific 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: ▼ -677.96%
• Current HPI: 298.0849
• Rent YoY: ▲ 1.51%
• 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

• 2026-05-12 Listed $175,000 NWMLS as Distributed by MLS Grid