22027 30th Pl S #39 · Des Moines, WA 98198

$39,900

2 bd · 1.0 ba · 910 sqft · Manufactured · 23 Days on market

Built 1974 Good condition Est $36k · 10% over

---

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).

• Cash flow +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• ARV discount +3.2/15.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable single-wide in Des Moines with key updates throughout. This 2-bed, 1-bath home features new laminate flooring throughout, new electric wall heaters, new electric water heater, and a new refrigerator. Enclosed addition off the driveway provides extra flexible living space. Located in Sound Vista Mobile Home Park, a friendly all-ages community situated next to a park. The home sits on the last street in the community, backing a buffer zone along the soundproof wall by I-5 — offering added seclusion and separation from the street. Space rent $1,250/month. Parking for 2 vehicles. All buyers must be park-approved prior to submitting an offer. 1979 NEWM 65x14

Key facts

• Soundproof wall
• New refrigerator
• Enclosed addition

Tags

• NEW LAMINATE FLOORING
• NEW ELECTRIC WALL HEATERS
• NEW ELECTRIC WATER HEATER
• NEW REFRIGERATOR
• ENCLOSED ADDITION
• SOUNDPROOF WALL

Property features AI

Finance

• Other: Park sale approval required for sale
• Financial info: Land lease $1,250 per month; Cash offers only (listing terms)
• HOA & community: Park has a land lease

Exterior

• Parking: No specific parking details provided
• Utilities: Electric service (PSE); Water by Highline Water; Sewer by Midway Sewer
• Home design: Manufactured single-wide home; One level; Faces east
• Construction: Manufactured house (single wide)
• Exterior features: Located in Sound Vista Mobile Home Park; Mobile home remains on site

Interior

• Kitchen: Refrigerator; Stove/Range; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with bathtub and separate shower
• Heating & cooling: Wall furnace heating; Wall unit cooling
• Interior features: Washer and dryer included; Refrigerator included; Stove/Range included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 46.5% vs local median 2.4% in Des Moines — 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 80/100 on livability (#92 in WA, #1,789 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, cost of living F.
• Highline School District (suburban): math 36% / reading 49% proficiency, ranked #200 of 291 in WA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 166 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $276 of loan paydown is wiped out by about $1k 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 + 2.3% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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?
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: 5.12% ✓
• Cap rate: 46.49%
• Cash-on-cash: 143.57%
• DSCR: 7.39
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $36,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22027 30th Pl S #39	0.00mi	2/1.0	910 (0%)	0mo	$36,000	$40	100
22014 29th Ave S #14	0.08mi	3/2.0 (+1)	924 (+2%)	21mo	$60,000	$65	67
22013 30th Ave S #20	0.05mi	2/1.0	780 (-14%)	15mo	$25,000	$32	61

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.92×
• Total profit: $77,308
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 16.35×
• Total profit: $171,448
• Equity at exit: $3,450

Cash invested: $11,172 (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 98198

• Rents YoY: 2.3%
• Active inventory: 166
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $1,337

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 30%

Sensitivity live

Price	-10% $1,364	-5% $1,350	+0% $1,337	+5% $1,323	+10% $1,309
Rent	-10% $1,175	-5% $1,256	+0% $1,337	+5% $1,417	+10% $1,498
Rate	-1.0pp $1,357	-0.5pp $1,347	base $1,337	+0.5pp $1,326	+1.0pp $1,316

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3011 S 224th St Apt B Des Moines, WA	2.0	2.0	1100	$2,000	$1.82	19d	1	0.24mi
3110 S 216th St Unit D1 SeaTac, WA	2.0	1.0	923	$2,000	$2.17	44d	1	0.31mi
2459 S 216th St Des Moines, WA	1.0–2.0	1.0–2.0	899	$2,325	$2.58	2d	3	0.37mi
21600 24th Ave S Des Moines, WA	2.0	1.0	950	$1,935	$2.04	0d	1	0.41mi
21428 International Blvd Seatac, WA	2.0	1.0–2.0	651	$2,235	$3.43	2d	5	0.41mi
22810 30th Ave S Unit C204 Des Moines, WA	1.0	1.0	619	$1,595	$2.58	44d	1	0.47mi
21212 International Blvd Seatac, WA	1.0–2.0	1.0	614	$1,767	$2.88	20d	5	0.49mi
22837 Pacific Hwy S Des Moines, WA	1.0–3.0	1.0–2.0	860	$1,760	$2.05	3d	11	0.54mi
22855 30th Ave S Unit 5 Des Moines, WA	2.0	1.0	760	$1,795	$2.36	22d	1	0.55mi
23006 30th Ave S Des Moines, WA	1.0	1.0	588	$1,450	$2.47	0d	1	0.62mi
23000 Military Rd S Kent, WA	1.0–2.0	1.0–2.0	966	$3,156	$3.27	0d	20	0.66mi
23020 25th Ave S Des Moines, WA	2.0	1.0	920	$1,650	$1.79	17d	2	0.70mi
3900 Veterans Dr Kent, WA	1.0–3.0	1.0–2.0	1033	$1,974	$1.91	3d	10	0.72mi
20810 31st Ln S Seatac, WA	2.0	1.5	920	$1,874	$2.04	11d	1	0.76mi
4001 S 211th Pl Unit C2 Seatac, WA	2.0	2.0	1008	$2,507	$2.49	44d	1	0.80mi
3002 S 208th St Seatac, WA	2.0	1.0	637	$1,650	$2.59	5d	4	0.86mi
2222 S 234th St Des Moines, WA	1.0–2.0	1.0–2.0	825	$1,890	$2.29	3d	6	0.89mi
3100 S 208th St Seatac, WA	1.0–2.0	1.0–2.0	811	$2,050	$2.53	11d	4	0.90mi
21010 39th Way S Seatac, WA	1.0–3.0	1.0–2.0	925	$2,597	$2.81	0d	9	0.93mi
3231 S 204th St Seatac, WA	1.0–3.0	1.0–2.0	917	$2,080	$2.27	2d	7	0.99mi
1145 S 216th St Des Moines, WA	1.0–2.0	1.0	782	$2,266	$2.90	0d	3	1.15mi
1823 S Kent Des Moines Rd Des Moines, WA	2.0	1.0	621	$1,900	$3.06	6d	6	1.20mi
20036 30th Ave S Unit S9 SeaTac, WA	2.0	1.0	750	$1,795	$2.39	11d	1	1.21mi
20036 30th Ave S Unit S8 SeaTac, WA	2.0	1.0	750	$1,795	$2.39	25d	1	1.21mi
23407 16th Ave S Des Moines, WA	1.0–2.0	1.0–2.0	617	$2,225	$3.60	44d	1	1.22mi
2929 S 200th St Seatac, WA	2.0	1.0–2.0	703	$2,975	$4.23	0d	6	1.27mi
2929 S 200th St Seatac, WA	2.0	1.0–2.0	703	$2,975	$4.23	17d	12	1.27mi
2650 S 200th St Seatac, WA	1.0	1.0	566	$1,767	$3.12	44d	1	1.34mi
19912 Military Rd S SeaTac, WA	1.0	1.0	656	$1,495	$2.28	44d	1	1.37mi
19800 International Blvd Seatac, WA	1.0–2.0	1.0–1.5	790	$2,210	$2.80	0d	11	1.42mi
750 S 216th St Des Moines, WA	2.0	1.0	637	$1,795	$2.82	19d	7	1.44mi
19707 International Blvd Seatac, WA	2.0	1.0	610	$1,799	$2.95	0d	20	1.47mi
23315 54th Ave S Unit 3-2 Kent, WA	2.0	2.5	1063	$2,800	$2.63	5d	1	1.49mi
22506 7th Ave S Unit VDM-05 Des Moines, WA	2.0	1.0	750	$1,700	$2.27	44d	1	1.50mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $39,900 Pending 23 DOM
2. 2026-06-09
   days on market $39,900 Active 20 DOM
3. 2026-06-08
   days on market $39,900 Active 19 DOM
4. 2026-06-07
   days on market $39,900 Active 18 DOM
5. 2026-06-04
   days on market $39,900 Active 15 DOM
6. 2026-06-03
   days on market $39,900 Active 14 DOM
7. 2026-06-02
   days on market $39,900 Active 13 DOM
8. 2026-06-01
   days on market $39,900 Active 12 DOM
9. 2026-05-31
   days on market $39,900 Active 11 DOM
10. 2026-05-20
    listed $39,900 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 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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,492
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$1,161
• Taxable income: $16,379
• Est. tax owed @ 24.0%: −$3,931
• After-tax cash flow: $12,108/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 single-wide manufactured home in Des Moines is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace old windows with energy-efficient ones — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace old windows with energy-efficient ones — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances home's marketability and convenience ↑

ⓘ 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: Highline School District
• NCES district ID: 5303540
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $52,697
• Composite: 39.12/100
• National rank: #8245
• State rank: #200 of 291 in WA

Livability — Des Moines

• Score: 80/100
• State rank: #92
• US rank: #1789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Des Moines, WA
• County: King County · 2,251,916 people
• City population: 40,463
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 40,463
• Household income: $86,239
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 2084.0

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% Hispanic / Latino 24% Asian 13% Black 12% Two or more races 12% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 3% Portuguese 2% Lithuanian 2%
• Foreign-born: 29% · Canada, Vietnam, China
• Languages at home: 60% English-only · Spanish 19% Other Indo-European 3% 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: ▼ -677.82%
• Current HPI: 307.1939
• Rent YoY: ▲ 2.32%
• 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

• 2026-05-20 Listed $39,900 NWMLS as Distributed by MLS Grid