1720 Maple Ln #33 · Kent, WA 98031

$193,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 349 Days on market

Built 2020 Good condition $134/sqft · 44% above area Est $134k · 44% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Bright and Spacious Marlette Home in All-Ages Community! Welcome to this well-maintained 3-bedroom, 2-bath home located in the desirable Maple Lane community. Enjoy the convenience of keyless entry! Offering 1,440 sq ft of open living space, this home features a large living room, formal dining area, and a kitchen with a pantry, black appliances, and a stylish tile backsplash. The spacious primary suite includes a private bath and walk-in closet. Relax on the covered porch and appreciate the beautifully landscaped lot. This home has spacious parking which can accommodate for 6 vehicles! Conveniently located near the freeway and local amenities—this home combines comfort, style, and l

Key facts

• Black appliances
• Large living room
• Open living space

Tags

• OPEN LIVING SPACE
• LARGE LIVING ROOM
• FORMAL DINING AREA
• KITCHEN WITH PANTRY
• BLACK APPLIANCES
• TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $193k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $170k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+3.5%/yr); 169 active listings in the ZIP; 27 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 $1k of loan paydown is wiped out by about $6k 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 349 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $135k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $133,877
• List price: $193,000
• Delta: 44.16%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 Maple Ln #35	0.11mi	3/2.0	1,400 (-3%)	7mo	$165,000	$118	84

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 · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,059
• Equity at exit: $28,777

10-year hold

• IRR: 9.2%
• Equity multiple: 1.73×
• Total profit: $39,361
• Equity at exit: $16,687

Cash invested: $54,040 (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 98031

• Rents YoY: 3.5%
• Active inventory: 169
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,012
• Tax est. 1.5%: −$241 /mo · $2,895/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $439

Break-even live

Break-even rent $1,688

Max offer price $193,000

Occupancy floor 75%

Sensitivity live

Price	-10% $573	-5% $506	+0% $439	+5% $373	+10% $306
Rent	-10% $262	-5% $351	+0% $439	+5% $528	+10% $617
Rate	-1.0pp $536	-0.5pp $488	base $439	+0.5pp $389	+1.0pp $338

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	$1,631	$1.78	0d	2	0.20mi
724 2nd Ave S Kent, WA	2.0	1.0	875	$1,699	$1.94	45d	1	0.80mi
1220 E Laurel St Kent, WA	3.0	2.0	1580	$2,995	$1.90	14d	1	0.85mi
713 3rd Ave S Kent, WA	3.0	2.5	1350	$2,795	$2.07	45d	1	0.87mi
702 5th Ave S Kent, WA	2.0–3.0	1.5	1150	$2,400	$2.09	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
4750 Auburn Way N Auburn, WA	1.0–4.0	1.0–2.0	1011	$2,417	$2.39	0d	10	1.00mi
622 6th Ave S Kent, WA	3.0	2.0	1114	$2,999	$2.69	45d	1	1.02mi
25426 98th Ave S Kent, WA	3.0	1.0	690	$2,576	$3.73	6d	18	1.03mi
1462 51st Pl NE Auburn, WA	3.0	2.5	1539	$2,900	$1.88	4d	1	1.05mi
9626 S 252nd St Kent, WA	2.0	1.0	880	$1,675	$1.90	4d	4	1.15mi
802 45th St NE Auburn, WA	1.0–3.0	1.0–2.0	934	$2,499	$2.68	1d	11	1.18mi
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
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
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	$2,460	$2.80	0d	14	1.41mi
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
10215 SE 248th St Kent, WA	2.0–3.0	2.0	1240	$2,895	$2.33	45d	3	1.50mi
10215 SE 248th St Kent, WA	3.0	2.0	1250	$2,895	$2.32	22d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $193,000 Active 349 DOM
2. 2026-06-18
   days on market $193,000 Active 346 DOM
3. 2026-06-17
   days on market $193,000 Active 345 DOM
4. 2026-06-16
   days on market $193,000 Active 344 DOM
5. 2026-06-15
   days on market $193,000 Active 343 DOM
6. 2026-06-13
   days on market $193,000 Active 341 DOM
7. 2026-06-09
   days on market $193,000 Active 337 DOM
8. 2026-06-08
   days on market $193,000 Active 336 DOM
9. 2026-06-07
   days on market $193,000 Active 335 DOM
10. 2026-06-04
    days on market $193,000 Active 332 DOM
11. 2026-06-03
    days on market $193,000 Active 331 DOM
12. 2026-06-02
    days on market $193,000 Active 330 DOM
13. 2026-06-01
    days on market $193,000 Active 329 DOM
14. 2026-05-31
    days on market $193,000 Active 328 DOM
15. 2025-07-07
    listed $193,000 Active
16. 2021-04-07
    soldstatus $134,900 Sold
17. 2021-01-27
    status Pending
18. 2021-01-21
    price $134,900
19. 2021-01-16
    status Active
20. 2020-10-27
    status Pending
21. 2020-07-22
    listed $139,900 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 5/10 Major FEMA zone X · 24% 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: $26,933
• − Mortgage interest: −$10,811
• − Property taxes: −$2,895
• − Insurance: −$965
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$5,615
• Taxable income: $2,338
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $4,710/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 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath home in the Maple Lane community is ready for move-in with minor cosmetic updates to enhance curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and adds to overall home maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and adds to overall home maintenance ↑

ⓘ 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): 40,094
• Household income: $105,965
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1151.0

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 0.77)
• Race & ethnicity: White 36% Asian 27% Black 13% Hispanic / Latino 13% Two or more races 13% Pacific Islander 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Portuguese 2% Subsaharan African 2%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 9% Other Indo-European 7% Vietnamese 4%

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: ▼ -673.58%
• Current HPI: 308.1747
• Rent YoY: ▲ 3.53%
• 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

+38.0% since first listed

7 events — show timeline

• 2025-07-07 Listed $193,000 NWMLS as Distributed by MLS Grid
• 2021-04-07 Sold (MLS) $134,900 NWMLS as Distributed by MLS Grid
• 2021-01-27 Pending — NWMLS as Distributed by MLS Grid
• 2021-01-21 Price Changed $134,900 NWMLS as Distributed by MLS Grid
• 2021-01-16 Relisted — NWMLS as Distributed by MLS Grid
• 2020-10-27 Pending — NWMLS as Distributed by MLS Grid
• 2020-07-22 Listed $139,900 NWMLS as Distributed by MLS Grid