2424 S 260th St #45 · Kent, WA 98032

$79,999

2 bd · 1.0 ba · 672 sqft · Manufactured · 133 Days on market

Manufactured home Built 1979 Fair condition $119/sqft · 66% below area ↓ 16% since listing

---

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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.8

Listing remarks

Cozy manufactured home in Kent at West Hills Mobile Home Park, an all-ages park centrally located border with Des Moines and minutes from Redondo beach. It's ready to move in and it features an updated kitchen, bathroom and recently painted inside. This corner lot offers plenty of space for outdoor activities, semi-private setting, ample space for gardening and a huge shed. This home is near bus routes, restaurants and stores. Ideal for first time home buyers or downsizers seeking an affordable low maintenance home. Need to apply for a loan, we can help you!

Key facts

• Huge shed
• Updated kitchen
• Updated bathroom

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• RECENTLY PAINTED
• CORNER LOT
• AMPLE SPACE FOR GARDENING
• HUGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 2.7% 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.
• Federal Way School District (suburban): math 35% / reading 47% proficiency, ranked #207 of 291 in WA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunnycrest Elementary School (521 students, 83% FRL); Evergreen Middle School (718 students, 84% FRL); Thomas Jefferson High School (1,797 students, 72% FRL) — zoned schools average 80% FRL vs 48% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 181 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.05%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $238,633
• List price: $79,999
• Delta: -66.48%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25444 22nd Ave S	0.25mi	2/1.0	600 (-11%)	11mo	$450,000	$750	61
1645 S 272nd St #55	0.99mi	1/1.0 (-1)	675 (+0%)	9mo	$125,000	$185	52
2431 S 248th St Unit C21	0.68mi	1/1.0 (-1)	714 (+6%)	2mo	$225,000	$315	52
24251 26th Pl S	0.95mi	2/1.0	730 (+9%)	1mo	$440,000	$603	50
2511 S 248th St Unit B21	0.67mi	1/1.0 (-1)	714 (+6%)	4mo	$210,000	$294	50
24620 45th Pl S	1.40mi	1/1.0 (-1)	690 (+3%)	7mo	$275,000	$399	50
24736 45th Pl S Unit 5-D2	1.40mi	1/1.0 (-1)	690 (+3%)	10mo	$272,950	$396	47
24762 45th Ave S Unit 12-D1	1.35mi	1/1.0 (-1)	690 (+3%)	13mo	$279,950	$406	45
3505 S 272nd St Unit A	1.07mi	1/1.0 (-1)	574 (-15%)	5mo	$290,000	$505	31
2609 S 272nd St #34	0.86mi	1/1.0 (-1)	564 (-16%)	6mo	$225,000	$399	30
2609 S 272nd St #36	0.86mi	1/1.0 (-1)	564 (-16%)	8mo	$225,000	$399	29
2609 S 272nd st #28	0.86mi	1/1.0 (-1)	564 (-16%)	10mo	$220,000	$390	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.68×
• Total profit: $15,291
• Equity at exit: $11,928

10-year hold

• IRR: 23.8%
• Equity multiple: 2.77×
• Total profit: $39,641
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $58,000 ($88/sqft)
• Median days on market: 140 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +302.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98032

• Rents YoY: -0.7%
• Active inventory: 181
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $505

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 57%

Sensitivity live

Price	-10% $560	-5% $533	+0% $505	+5% $477	+10% $450
Rent	-10% $399	-5% $452	+0% $505	+5% $558	+10% $611
Rate	-1.0pp $545	-0.5pp $525	base $505	+0.5pp $484	+1.0pp $463

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709 S 256th Pl Unit C Kent, WA	2.0	1.0	679	$1,850	$2.72	93d	1	0.23mi
2705 S 256th St Unit B Kent, WA	1.0	1.0	650	$1,550	$2.38	93d	1	0.23mi
1924 S 254th Pl Unit B Des Moines, WA	1.0	1.0	500	$1,250	$2.50	73d	1	0.36mi
2613 S 272nd St Federal Way, WA	2.0	1.0	728	$1,745	$2.40	42d	1	0.88mi
2613 S 272nd St #21 Kent, WA	2.0	1.0	728	$1,745	$2.40	42d	1	0.89mi
2609 S 272nd St #33 Kent, WA	1.0	1.0	557	$1,495	$2.68	41d	1	0.89mi
2211 S Star Lake Rd Federal Way, WA	1.0–3.0	1.0–2.0	902	$1,816	$2.01	7d	43	1.08mi
3719 S 272nd St Kent, WA	1.0	1.0	610	$1,875	$3.07	42d	1	1.14mi
23829 30th Ave S Unit x Kent, WA	1.0	1.0	350	$1,250	$3.57	73d	1	1.26mi
24849 46th Ave S Kent, WA	1.0–3.0	1.0–2.0	887	$1,928	$2.17	7d	17	1.33mi
27908 Pacific Hwy S Federal Way, WA	2.0	1.0	724	$2,039	$2.82	35d	1	1.36mi
4620 S 254th Pl Kent, WA	2.0	1.0	845	$2,157	$2.55	13d	3	1.38mi
4813 S 252nd Pl Kent, WA	2.0	1.0	757	$1,695	$2.24	93d	5	1.39mi
1823 S Kent Des Moines Rd Des Moines, WA	2.0	1.0	621	$1,900	$3.06	7d	2	1.42mi
4821 S Kent Des Moines Rd Kent, WA	1.0–2.0	1.0	725	$1,770	$2.44	9d	104	1.46mi
4724 S 272nd St Kent, WA	1.0–3.0	1.0–2.0	900	$2,010	$2.23	7d	12	1.48mi

Listing history 21 events

1. 2026-06-26
   days on market $79,999 Active 133 DOM
2. 2026-06-24
   days on market $79,999 Active 131 DOM
3. 2026-06-22
   days on market $79,999 Active 129 DOM
4. 2026-06-21
   days on market $79,999 Active 128 DOM
5. 2026-06-18
   days on market $79,999 Active 125 DOM
6. 2026-06-17
   days on market $79,999 Active 124 DOM
7. 2026-06-16
   days on market $79,999 Active 123 DOM
8. 2026-06-15
   days on market $79,999 Active 122 DOM
9. 2026-06-13
   days on market $79,999 Active 120 DOM
10. 2026-06-09
    days on market $79,999 Active 116 DOM
11. 2026-06-08
    days on market $79,999 Active 115 DOM
12. 2026-06-07
    days on market $79,999 Active 114 DOM
13. 2026-06-04
    days on market $79,999 Active 111 DOM
14. 2026-06-03
    days on market $79,999 Active 110 DOM
15. 2026-06-02
    days on market $79,999 Active 109 DOM
16. 2026-06-01
    days on market $79,999 Active 108 DOM
17. 2026-05-31
    days on market $79,999 Active 107 DOM
18. 2026-04-11
    price $79,999
19. 2026-04-08
    price $80,000
20. 2026-03-10
    price $90,000
21. 2026-02-13
    listed $95,000 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 · 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: $16,067
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,327
• Taxable income: $5,088
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $4,838/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

Fair 45/100 Moderate rehab Est. rehab $16,800–$30,240 screening

This manufactured home requires moderate rehabilitation, including foundation repair and landscaping, to improve its curb appeal and structural integrity.

Repairs flagged

• Major foundation — Exposed foundation and overgrown vegetation
• Major landscaping — Overgrown vegetation and general disrepair

Value-add opportunities

• Both Landscaping and foundation repair — Improves curb appeal and structural integrity ↑
• Both Kitchen and bathroom updates — Modernizes the home and improves functionality ↑
• Both Painting and interior updates — Enhances the home's appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Sunnycrest Elementary School Middle Evergreen Middle School High Thomas Jefferson High School

Schools (NCES district)

• District: Federal Way School District
• NCES district ID: 5302820
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $61,594
• Composite: 38.79/100
• National rank: #8361
• State rank: #207 of 291 in WA

B Composite livability gradescore 79/100

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 · 2,576,485 people
• City population: 119,479
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 40,862
• Household income: $82,636
• Rent vs Own: 57.3% rent · 42.7% own
• Severe rent burden: 12% of renters

---

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 0.79)
• Race & ethnicity: White 32% Hispanic / Latino 24% Asian 17% Black 16% Two or more races 12% Pacific Islander 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 2%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 57% English-only · Spanish 19% Other Indo-European 6% Other Asian/Pacific 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: ▼ -527.12%
• Current HPI: 299.2499
• Rent YoY: ▼ -0.68%
• 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

-15.8% since first listed

4 events — show timeline

• 2026-04-11 Price Changed $79,999 NWMLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $80,000 NWMLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2026-02-13 Listed $95,000 NWMLS as Distributed by MLS Grid