1402 22nd St NE #269 · Auburn, WA 98002

$129,995

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 12 Days on market

Built 1978 Est $120k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• ARV discount +3.6/15.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bath home in Rio Verde, a gated 55+ community. Fully renovated and move-in ready, it features new flooring, fresh carpet, fresh paint throughout, and a remodeled kitchen with updated counters, cabinetry, and appliances. The bright, open living areas and refreshed bathrooms make for comfortable, easy living. Outside, enjoy a low-maintenance yard, and take advantage of the community amenities, including a park with gazebo, pool, and clubhouse.

Key facts

• Gated community
• Low maintenance yard
• Community amenities

Tags

• GATED COMMUNITY
• REMODELED KITCHEN
• COMMUNITY AMENITIES
• LOW MAINTENANCE YARD
• PARK WITH GAZEBO
• POOL

Property features AI

Finance

• Other: Calculated building area 1440 square feet; Structure type: Manufactured house; Number of levels: One
• Financial info: Land lease payment of $1,151; Listing terms: Cash or Conventional
• HOA & community: Located in Rio Verde manufactured home community; Community amenities include BBQs, clubhouse, common area, exercise room, pool, recreational area, RV parking, security gate, sidewalks; 287 homes in the park; Senior community; Pets allowed (see remarks); Water and sewer managed by HOA

Exterior

• Parking: Carport
• Security: Security gate
• Utilities: Electric energy source; Public water; Sewer via HOA; Power provided by PSE; Electric water heater (located in carport closet); Cable and internet available via Xfinity/HOA
• Home design: Manufactured double-wide home; One story; Updated / remodeled
• Construction: Metal/vinyl construction; Composition roof
• Exterior features: Metal/vinyl exterior; Curbs; Paved streets; View; Patio/porch/deck

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl; Vinyl plank; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Stove / free standing heater; Central air conditioning
• Interior features: Water heater; Bath off primary; Double pane windows; Landscaped; Patio/porch/deck; Walk-in closet; Family room; Living room; Dining room; Entry
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 13.2% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $129,995

Questions for the listing agent

1. Built in 1978 — 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 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?
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $119,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 22nd St NE #549	0.00mi	3/2.0	1,459 (+1%)	2mo	$70,000	$48	96
1402 22nd St NE #509	0.00mi	2/2.0 (-1)	1,440 (0%)	1mo	$130,000	$90	94
1402 22nd St NE #52	0.00mi	2/2.0 (-1)	1,440 (0%)	6mo	$120,000	$83	90
1402 22nd St NE #11	0.00mi	2/2.0 (-1)	1,368 (-5%)	2mo	$60,000	$44	85
1402 22nd St NE #29	0.00mi	2/2.0 (-1)	1,536 (+7%)	5mo	$149,500	$97	80
1402 22nd St NE #65	0.00mi	2/2.0 (-1)	1,535 (+7%)	8mo	$86,500	$56	78
1402 22nd St NE #402	0.37mi	2/2.0 (-1)	1,440 (0%)	2mo	$115,500	$80	76
1402 22nd St NE #203	0.00mi	3/2.0	1,632 (+13%)	5mo	$143,500	$88	73
1402 22nd St NE #424	0.00mi	2/2.0 (-1)	1,248 (-13%)	1mo	$124,500	$100	72
1402 22nd St NE #27	0.25mi	2/2.0 (-1)	1,344 (-7%)	0mo	$65,000	$48	72
1402 22nd St NE #127	0.37mi	2/2.0 (-1)	1,320 (-8%)	4mo	$137,500	$104	60
1402 22nd St NE #233	0.38mi	2/2.0 (-1)	1,248 (-13%)	9mo	$90,000	$72	47

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: 16.2%
• Equity multiple: 1.64×
• Total profit: $23,324
• Equity at exit: $19,383

10-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $69,275
• Equity at exit: $11,240

Cash invested: $36,399 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $745

Break-even live

Break-even rent $1,137

Max offer price $129,995

Occupancy floor 59%

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: $32,499
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 O St NE Unit D Auburn, WA	3.0	1.0	1000	$1,925	$1.93	22d	1	0.07mi
2025 M St NE Unit 2045 Auburn, WA	2.0	1.5	1248	$2,095	$1.68	22d	1	0.13mi
2222 L St NE Unit 2222LA Auburn, WA	2.0	1.0	895	$1,995	$2.23	2d	1	0.16mi
2409 N St NE Auburn, WA	2.0	1.0	900	$1,950	$2.17	15d	1	0.17mi
2414 N St NE Unit C Auburn, WA	3.0	1.0	1271	$1,950	$1.53	24d	1	0.18mi
2315 L St NE Unit 2315LA Auburn, WA	2.0	1.0	990	$1,995	$2.02	2d	1	0.22mi
2319 L St NE Unit 2319LB Auburn, WA	2.0	1.0	895	$1,995	$2.23	2d	1	0.23mi
2502 M St NE Unit 2502MA Auburn, WA	2.0	1.0	910	$2,050	$2.25	2d	1	0.23mi
1015 18th St NE Unit 931 935 1001 1007 Auburn, WA	2.0	1.0	900	$1,699	$1.89	24d	1	0.25mi
1741 22nd St NE Auburn, WA	1.0–3.0	1.0–2.0	902	$1,650	$1.83	2d	2	0.26mi
2545 M Pl NE Unit 2545MPC Auburn, WA	2.0	1.0	1000	$1,895	$1.90	24d	1	0.27mi
2556 M Pl NE Unit 2556MPC Auburn, WA	2.0	1.0	1000	$1,895	$1.90	20d	1	0.28mi
2602 J St NE Auburn, WA	2.0	1.0	897	$1,972	$2.20	3d	10	0.37mi
2317 I St NE Unit 2319 Auburn, WA	3.0	2.0	1400	$2,275	$1.62	24d	1	0.41mi
987 26th Pl NE Auburn, WA	2.0	1.5	939	$1,795	$1.91	24d	1	0.42mi
2441 I St NE Auburn, WA	2.0	1.0	910	$1,795	$1.97	15d	1	0.43mi
1413 12th St NE Unit ADU Auburn, WA	3.0	1.0	1000	$2,400	$2.40	5d	1	0.49mi
1433 8th St NE Auburn, WA	1.0–3.0	1.0–1.5	1025	$2,839	$2.77	2d	13	0.69mi
31900 104th Ave SE Unit A206 Auburn, WA	2.0	1.5	1250	$2,000	$1.60	24d	1	0.72mi
634 M St NE Unit 3 Auburn, WA	2.0	1.5	900	$1,650	$1.83	24d	1	0.82mi
1314 6th Pl NE Auburn, WA	3.0	1.5	1180	$3,200	$2.71	24d	1	0.84mi
1221 A St NE Auburn, WA	1.0–2.0	1.0–2.0	741	$1,986	$2.68	1d	14	0.96mi
29 R St NE Unit A Auburn, WA	2.0	1.0	900	$1,695	$1.88	24d	1	1.17mi
515 N Division St Auburn, WA	1.0–2.0	1.0	700	$1,750	$2.50	24d	4	1.27mi
44 5th St NE Apt 4 Auburn, WA	3.0	1.0	1000	$1,999	$2.00	24d	1	1.29mi
107 N St SE Unit A Auburn, WA	2.0	1.0	1080	$1,750	$1.62	22d	1	1.32mi
225 I St SE Unit 225 Auburn, WA	2.0	1.0	980	$2,100	$2.14	15d	1	1.47mi
24 Auburn Way S Auburn, WA	2.0	1.0	1000	$1,495	$1.50	24d	1	1.47mi
128 E Main St Auburn, WA	2.0	1.0–2.0	680	$2,425	$3.56	5d	6	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $129,995 Active 12 DOM
2. 2026-06-17
   days on market $129,995 Active 11 DOM
3. 2026-06-16
   days on market $129,995 Active 10 DOM
4. 2026-06-15
   days on market $129,995 Active 9 DOM
5. 2026-06-13
   days on market $129,995 Active 7 DOM
6. 2026-06-13
   days on market $129,995 Active 6 DOM
7. 2026-06-09
   days on market $129,995 Active 3 DOM
8. 2026-06-08
   days on market $129,995 Active 2 DOM
9. 2026-06-07
   remarks 496-char remark
10. 2026-06-07
    pricedays on marketlisting id $129,995 Active 1 DOM
11. 2026-06-04
    days on market $139,995 Active 26 DOM
12. 2026-06-03
    days on market $139,995 Active 25 DOM
13. 2026-06-02
    days on market $139,995 Active 24 DOM
14. 2026-06-01
    days on market $139,995 Active 23 DOM
15. 2026-05-31
    days on market $139,995 Active 22 DOM
16. 2026-05-20
    status Active
17. 2026-04-30
    status Pending
18. 2026-04-20
    listed $139,995 Active
19. 2025-06-16
    soldstatus $65,000 Closed
20. 2025-06-05
    status Pending
21. 2025-06-03
    price $65,000
22. 2025-05-27
    price $69,900
23. 2025-05-27
    price $74,900
24. 2025-05-22
    price $79,900
25. 2025-04-22
    listed $89,900 Active
26. 2008-02-15
    soldstatus $85,000
27. 2008-01-16
    historical
28. 2007-08-30
    listed $90,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥87°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: $24,958
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$3,782
• Taxable income: $7,301
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $7,184/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.

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

+55.5% since first listed

13 events — show timeline

• 2026-05-20 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-30 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-20 Listed $139,995 NWMLS as Distributed by MLS Grid
• 2025-06-16 Sold (MLS) $65,000 NWMLS as Distributed by MLS Grid
• 2025-06-05 Pending — NWMLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $65,000 NWMLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $69,900 NWMLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $74,900 NWMLS as Distributed by MLS Grid
• 2025-05-22 Price Changed $79,900 NWMLS as Distributed by MLS Grid
• 2025-04-22 Listed $89,900 NWMLS as Distributed by MLS Grid
• 2008-02-15 Sold (MLS) $85,000 NWMLS as Distributed by MLS Grid
• 2008-01-16 Delisted — NWMLS as Distributed by MLS Grid
• 2007-08-30 Listed $90,000 NWMLS as Distributed by MLS Grid