10320 SE 6th St Unit B6 · Bellevue, WA 98004

$340,000

1 bd · 1.0 ba · 585 sqft · Condo public records · 59 Days on market

Built 1977 $581/sqft · 36% below area Est $530k · 36% under $301/mo HOA · 14% of rent

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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).

• ARV discount +15.0/15.0
• Schools +6.9/10.0
• Cash flow +5.6/30.0
• Appreciation +4.8/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0

Listing remarks

Experience the pinnacle of West Bellevue living. Perfectly positioned just minutes from Meydenbauer Bay Park, Bellevue Square, and the vibrant dining scene of Old Main Street, this impeccably updated residence offers the ultimate urban lifestyle. The interior shines with streamlined kitchen cabinetry, sleek quartz countertops, and high-end stainless steel appliances, all complemented by warm wood-finish flooring and meticulous tile work. Retreat to the sun-drenched living area featuring a cozy wood-burning fireplace, or enjoy your morning coffee on the spacious covered deck. With low HOA dues, a newer roof, no special assessments, and no rental cap, this is a rare opportunity for both homeo

Key facts

• Quartz countertops
• Wood-finish flooring
• Tile work

Tags

• STREAMLINED KITCHEN CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WOOD-FINISH FLOORING
• TILE WORK
• SUN-DRENCHED LIVING AREA

Property features AI

Finance

• Other: Assigned storage space in garage (storage #6)
• Financial info: Listing accepts Cash and Conventional financing
• HOA & community: HOA with monthly fee of $301.05 (includes water, sewer, trash); 10 units in the building; Building contains 10 total units; community has no senior exemption indicated

Exterior

• Parking: Assigned open parking space #18; Additional guest/unnumbered open parking
• Utilities: Electric energy source; Municipal water and sewer (HOA includes water and sewer service); Trash service included in HOA
• Home design: Attached condominium; One-level unit on the 2nd floor; Unit has a view; Multi-family building (Southern Belle Condominiums)
• Construction: Stucco exterior; Composition roof
• Exterior features: Balcony/Deck/Patio; Curbs, paved surfaces, sidewalk

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 1 bedroom (main level)
• Flooring: Ceramic tile; Laminate; Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Wall furnace heating; No central cooling
• Interior features: Water heater; Wood-burning fireplace
• Laundry & utility: Washer; Dryer; Water heater (tank) located in kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-711 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (36.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (35.8% below list).
• Recommended offer: $214k (36.9% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 1.1% in Bellevue — 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 87/100 on livability (#15 in WA, #314 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Bellevue School District (urban): math 73% / reading 79% proficiency, ranked #7 of 291 in WA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Enatai Elementary School (433 students, 20% FRL); Chinook Middle School (814 students, 21% FRL); Bellevue High School (1,517 students, 15% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 355 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• This rent is only 14% of the median local income ($183k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-1k appreciation (-0.3% local appreciation)).
• 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 59 days — a 3% lower offer ($330k) 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.

Recommended offer $214,413 (36.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.64% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.96%
• DSCR: 0.60
• GRM: 13.0

CMA / ARV

• ARV (median comp): $530,232
• List price: $340,000
• Delta: -35.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.34% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.30×
• Total profit: $-66,895
• Equity at exit: $93,027

10-year hold

• IRR: -11.5%
• Equity multiple: -0.07×
• Total profit: $-102,292
• Equity at exit: $107,371

Cash invested: $95,200 (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 98004

• Home prices YoY: -0.1%
• Rents YoY: -0.2%
• Active inventory: 355
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$142
• HOA: −$301
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-711

Break-even live

Break-even rent $3,084

Max offer price $214,413

Occupancy floor —

Sensitivity live

Price	-10% $-518	-5% $-615	+0% $-711	+5% $-807	+10% $-903
Rent	-10% $-883	-5% $-797	+0% $-711	+5% $-625	+10% $-538
Rate	-1.0pp $-540	-0.5pp $-624	base $-711	+0.5pp $-799	+1.0pp $-889

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
545 Bellevue Way SE Bellevue, WA	1.0	1.0	638	$1,949	$3.05	4d	1	0.02mi
537 Bellevue Way SE Bellevue, WA	1.0–3.0	1.0–2.0	1030	$1,695	$1.64	1d	6	0.02mi
550 Bellevue Way SE Bellevue, WA	1.0	1.0	725	$1,950	$2.69	25d	1	0.06mi
10226 SE 6th St Bellevue, WA	1.0	1.0	700	$1,720	$2.46	1d	3	0.06mi
550 102nd Ave SE Bellevue, WA	—	1.0	500	$1,320	$2.64	7d	2	0.09mi
550 102nd Ave SE Unit 10 Bellevue, WA	—	1.0	500	$1,525	$3.05	5d	1	0.09mi
425 Bellevue Way SE Bellevue, WA	1.0	1.0	500	$1,772	$3.54	7d	3	0.09mi
10333 Main St Bellevue, WA	2.0	1.0–2.0	913	$3,644	$3.99	0d	13	0.31mi
136 102nd Ave SE Bellevue, WA	1.0–2.0	1.0–2.0	911	$2,589	$2.84	1d	4	0.32mi
10022 Meydenbauer Way SE Bellevue, WA	1.0–2.0	1.0	775	$1,995	$2.57	5d	2	0.35mi
10575 Main St Bellevue, WA	3.0	1.0–3.0	1182	$3,357	$2.84	0d	29	0.37mi
10701 Main St Bellevue, WA	1.0	1.0	469	$2,285	$4.87	1d	4	0.39mi
10333 NE 1st St Bellevue, WA	2.0	1.0–2.0	907	$3,160	$3.48	1d	18	0.42mi
10708 Main St Bellevue, WA	1.0	1.0	604	$2,000	$3.31	26d	1	0.44mi
118 107th Ave NE Unit B105 Bellevue, WA	1.0	1.0	657	$2,295	$3.49	5d	1	0.45mi
10001 NE 1st St Bellevue, WA	2.0	1.0–2.0	957	$4,222	$4.41	0d	9	0.45mi
111 108th Ave NE #411 Bellevue, WA	1.0	1.0	718	$2,200	$3.06	45d	1	0.46mi
288 106th Ave NE Bellevue, WA	4.0	1.0–3.0	1203	$4,020	$3.34	0d	27	0.54mi
10410 NE 2nd St Bellevue, WA	3.0	1.0–2.0	1056	$2,732	$2.59	0d	1	0.57mi
10640 SE 16th St Unit 3 Bellevue, WA	2.0	1.0	720	$2,095	$2.91	7d	1	0.60mi
10640 SE 16th St Unit 5 Bellevue, WA	1.0	1.0	720	$1,855	$2.58	45d	1	0.60mi
35 112th Ave NE Bellevue, WA	2.0	1.0–2.0	859	$4,096	$4.77	3d	20	0.62mi
308 108th Ave NE Bellevue, WA	2.0	1.0–2.0	814	$2,883	$3.54	0d	9	0.63mi
290 106th Pl NE Bellevue, WA	2.0	1.0	485	$2,140	$4.41	1d	11	0.63mi
11115 NE 2nd St Bellevue, WA	1.0	1.0	546	$2,195	$4.02	3d	6	0.67mi
211 112th Ave NE Bellevue, WA	—	1.0	580	$1,500	$2.59	45d	1	0.72mi
10485 NE 6th St Bellevue, WA	1.0–3.0	1.0–3.5	2202	$5,555	$2.52	0d	12	0.72mi
317 112th Ave NE Bellevue, WA	2.0	1.0–2.0	905	$3,605	$3.98	1d	21	0.75mi
511 100th Ave NE Bellevue, WA	1.0	1.0	638	$2,300	$3.61	18d	1	0.76mi
1830 108th Ave SE Bellevue, WA	1.0–2.0	1.0–2.0	900	$1,745	$1.94	5d	8	0.78mi
688 110th Ave NE Bellevue, WA	3.0	1.0–3.5	2166	$8,996	$4.15	0d	23	0.86mi
991 118th Ave Se Bellevue, WA	1.0–2.0	1.0–2.0	725	$2,156	$2.97	1d	21	0.90mi
10349 NE 10th St Bellevue, WA	2.0	1.0–2.0	985	$3,691	$3.75	0d	1	0.96mi
970 100th Ave NE Bellevue, WA	1.0	1.0	620	$2,238	$3.61	16d	2	0.97mi
970 100th Ave NE #41 Bellevue, WA	1.0	1.0	627	$2,300	$3.67	0d	1	0.97mi
10351 NE 10th St #629 Bellevue, WA	2.0	1.0–2.0	836	$3,415	$4.08	45d	3	0.97mi
10351 NE 10th St #629 Bellevue, WA	1.0	1.0	662	$3,520	$5.31	18d	2	0.97mi
11011 NE 9th St Bellevue, WA	2.0	1.0–2.0	840	$3,436	$4.09	4d	12	1.00mi
938 110th Ave NE Bellevue, WA	1.0–2.0	1.0–2.0	835	$2,170	$2.60	1d	6	1.03mi
1085 103rd Ave NE Unit 1 Bellevue, WA	—	1.0	406	$1,960	$4.83	9d	1	1.04mi

HOA detail condo

• Monthly dues: $301 · $3,612/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $340,000 Active 59 DOM
2. 2026-06-18
   days on market $340,000 Active 56 DOM
3. 2026-06-17
   days on market $340,000 Active 55 DOM
4. 2026-06-16
   days on market $340,000 Active 54 DOM
5. 2026-06-15
   days on market $340,000 Active 53 DOM
6. 2026-06-13
   days on market $340,000 Active 51 DOM
7. 2026-06-09
   days on market $340,000 Active 47 DOM
8. 2026-06-08
   days on market $340,000 Active 46 DOM
9. 2026-06-07
   days on market $340,000 Active 45 DOM
10. 2026-06-04
    days on market $340,000 Active 42 DOM
11. 2026-06-03
    days on market $340,000 Active 41 DOM
12. 2026-06-02
    days on market $340,000 Active 40 DOM
13. 2026-06-01
    days on market $340,000 Active 39 DOM
14. 2026-05-31
    days on market $340,000 Active 38 DOM
15. 2026-04-23
    listed $340,000 Active
16. 2021-03-17
    soldstatus $380,000 Sold
17. 2021-03-17
    soldstatus $380,000
18. 2021-02-22
    status Pending
19. 2021-02-15
    status Pending Inspection
20. 2021-02-15
    status Active
21. 2021-01-16
    price $389,950
22. 2020-12-17
    price $399,950
23. 2020-12-04
    listed $424,800 Active
24. 2020-11-10
    soldstatus $285,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $2,525 · $210/mo
• Projected year-2 tax: $3,332 · $278/mo
• Expected delta: +$807/yr (+$67/mo · 32.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,205
• − Mortgage interest: −$19,045
• − Property taxes: −$2,525
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$3,612
• − Depreciation: −$9,891
• Taxable loss: −$14,761
• Est. tax savings @ 24.0%: +$3,543
• After-tax cash flow: $-4,988/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: Bellevue School District
• NCES district ID: 5300390
• Math proficiency: 73% ▼ -2.00%
• Reading proficiency: 79% ▬ 0.00%
• Median HH income: $92,676
• Composite: 69.36/100
• National rank: #622
• State rank: #7 of 291 in WA

Livability — Bellevue

• Score: 87/100
• State rank: #15
• US rank: #314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellevue, WA
• County: King County · 2,251,916 people
• City population: 156,686
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 39,897
• Household income: $182,545
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 1961.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Asian 40% Two or more races 9% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Romanian 2% Portuguese 2%
• Foreign-born: 42% · China, Canada, South Korea
• Languages at home: 56% English-only · Chinese 14% Other Indo-European 9% Other Asian/Pacific 7%

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: ▼ -0.34%
• Current HPI: 405.5569
• Rent YoY: ▼ -0.24%
• 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

+19.3% since first listed

10 events — show timeline

• 2026-04-23 Listed $340,000 NWMLS as Distributed by MLS Grid
• 2021-03-17 Sold (Public Records) $380,000 Public Records
• 2021-03-17 Sold (MLS) $380,000 NWMLS as Distributed by MLS Grid
• 2021-02-22 Pending — NWMLS as Distributed by MLS Grid
• 2021-02-15 Pending — NWMLS as Distributed by MLS Grid
• 2021-02-15 Relisted — NWMLS as Distributed by MLS Grid
• 2021-01-16 Price Changed $389,950 NWMLS as Distributed by MLS Grid
• 2020-12-17 Price Changed $399,950 NWMLS as Distributed by MLS Grid
• 2020-12-04 Listed $424,800 NWMLS as Distributed by MLS Grid
• 2020-11-10 Sold (Public Records) $285,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,525 · -23.3% YoY. Source: county tax records.