31101 116th Ave SE #35 · Auburn, WA 98092

$180,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 27 Days on market

Built 1994 Good condition

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.4/5.0

Listing remarks

Beautifully updated home in the desirable Auburn Hills community! This 3-bed, 1.75-bath Fleetwood home sits on an expansive lot and boasts a substantial package of recent structural and cosmetic upgrades. Rest easy under a brand-new roof! Step inside to vaulted ceilings, new recessed lighting, and premium, waterproof LVP flooring flowing throughout the entire home.   The recent kitchen remodel comes fully equipped with new Samsung appliances. Enjoy year-round comfort with a high-efficiency heat pump providing central heating and crisp cooling on warm summer days. The spacious primary suite features a beautiful, cultured marble shower surround, while the main bath offers a freshly updat

Key facts

• Updated home
• New roof
• Kitchen remodel

Tags

• UPDATED HOME
• NEW ROOF
• KITCHEN REMODEL
• NEW SAMSUNG APPLIANCES
• HIGH-EFFICIENCY HEAT PUMP
• FRESHLY UPDATED SHOWER

Property features AI

Finance

• Other: Bus route 181 nearby
• Financial info: Land lease: $1,050; Listing terms: Cash or Conventional
• HOA & community: Located in Auburn Hills park; Park approved for sale; Common area access; Pets allowed (see remarks); Land lease applies

Exterior

• Parking: 2 uncovered open parking spaces; RV parking available in park
• Utilities: Electric energy source; Public water; Public sewer; PSE power; Electric water heater (located in bedroom closet)
• Home design: Manufactured double-wide home (Fleetwood Berkshire); Single level; Faces southeast; Updated/remodeled; Mobile home remains in place
• Construction: Cement plank construction; Composition roof; Tie down foundation; Manufactured after 06/15/1976
• Exterior features: Cement planked exterior; Patio/porch/deck; Landscaped; Paved lot; 8 x 8 shed on site; Has view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; Heat pump (heating and cooling)
• Interior features: Water heater; Vaulted ceilings; Ceiling fan(s); Double pane windows; Walk-in closet; Jetted/soaking tub; Bath off primary; Dining room; Living room; Utility room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Zoned schools: Hazelwood Elementary School (516 students, 52% FRL); Auburn Mountainview High School (1,581 students, 63% FRL).
• Market conditions: Rents soft (-0.5%/yr); 291 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• King County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $116,928
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31101 116th Ave SE #10	0.05mi	3/2.0	1,344 (0%)	12mo	$155,000	$115	87
31101 116th Ave SE #65	0.05mi	3/2.0	1,279 (-5%)	11mo	$160,000	$125	80
30925 114th Ln SE	0.05mi	3/2.0	1,456 (+8%)	11mo	$81,000	$56	75
1402 22nd St NE #127	0.71mi	2/2.0 (-1)	1,320 (-2%)	4mo	$137,500	$104	55
1402 22nd St NE #402	0.71mi	2/2.0 (-1)	1,440 (+7%)	2mo	$115,500	$80	48
1402 22nd St NE #455	0.70mi	2/2.0 (-1)	1,344 (0%)	18mo	$107,200	$80	47
1402 22nd St NE #233	0.71mi	2/2.0 (-1)	1,248 (-7%)	9mo	$90,000	$72	42
1402 22nd St NE #47	0.71mi	2/2.0 (-1)	1,440 (+7%)	11mo	$158,750	$110	41
1402 22nd St NE #79	0.71mi	2/2.0 (-1)	1,440 (+7%)	16mo	$125,000	$87	36
1402 22nd St NE #220	0.71mi	2/2.0 (-1)	1,248 (-7%)	24mo	$100,000	$80	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 3.40×
• Total profit: $121,094
• Equity at exit: $162,158

10-year hold

• IRR: 25.9%
• Equity multiple: 7.39×
• Total profit: $322,261
• Equity at exit: $349,700

Cash invested: $50,400 (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 →

ZIP-level market 98092

• Home prices YoY: 3.3%
• Rents YoY: -0.5%
• Active inventory: 291
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $461

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 74%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12110 SE 312th St Auburn, WA	2.0	2.0	1035	$2,095	$2.02	24d	4	0.49mi
30819 124th Ave SE Auburn, WA	2.0–4.0	1.0–2.0	908	$1,694	$1.86	1d	2	0.58mi
31900 104th Ave SE Unit A206 Auburn, WA	2.0	1.5	1250	$2,000	$1.60	24d	1	0.79mi
1741 22nd St NE Auburn, WA	1.0–3.0	1.0–2.0	902	$1,650	$1.83	2d	2	0.79mi
12722 SE 312th St Auburn, WA	4.0	1.0–2.0	870	$2,166	$2.49	1d	21	0.88mi
2212 O St NE Unit D Auburn, WA	3.0	1.0	1000	$1,925	$1.93	21d	1	1.01mi
2414 N St NE Unit C Auburn, WA	3.0	1.0	1271	$1,950	$1.53	24d	1	1.07mi
12902 SE 312th St Auburn, WA	1.0–4.0	1.0–2.0	1062	$2,301	$2.17	1d	16	1.08mi
1413 12th St NE Unit ADU Auburn, WA	3.0	1.0	1000	$2,400	$2.40	4d	1	1.10mi
2409 N St NE Auburn, WA	2.0	1.0	900	$1,950	$2.17	14d	1	1.12mi
2545 M Pl NE Unit 2545MPC Auburn, WA	2.0	1.0	1000	$1,895	$1.90	24d	1	1.13mi
2556 M Pl NE Unit 2556MPC Auburn, WA	2.0	1.0	1000	$1,895	$1.90	19d	1	1.14mi
2502 M St NE Unit 2502MA Auburn, WA	2.0	1.0	910	$2,050	$2.25	2d	1	1.14mi
2025 M St NE Unit 2045 Auburn, WA	2.0	1.5	1248	$2,095	$1.68	21d	1	1.16mi
1433 8th St NE Auburn, WA	1.0–3.0	1.0–1.5	1025	$2,839	$2.77	1d	13	1.17mi
2222 L St NE Unit 2222LA Auburn, WA	2.0	1.0	895	$1,995	$2.23	2d	1	1.19mi
1314 6th Pl NE Auburn, WA	3.0	1.5	1180	$3,200	$2.71	24d	1	1.21mi
2315 L St NE Unit 2315LA Auburn, WA	2.0	1.0	990	$1,995	$2.02	2d	1	1.23mi
2319 L St NE Unit 2319LB Auburn, WA	2.0	1.0	895	$1,995	$2.23	2d	1	1.24mi
1015 18th St NE Unit 931 935 1001 1007 Auburn, WA	2.0	1.0	900	$1,699	$1.89	24d	1	1.27mi
634 M St NE Unit 3 Auburn, WA	2.0	1.5	900	$1,650	$1.83	24d	1	1.27mi
2602 J St NE Auburn, WA	2.0	1.0	897	$1,972	$2.20	2d	10	1.31mi
29 R St NE Unit A Auburn, WA	2.0	1.0	900	$1,695	$1.88	24d	1	1.35mi
987 26th Pl NE Auburn, WA	2.0	1.5	939	$1,795	$1.91	24d	1	1.37mi
330 V St SE Unit 1 Auburn, WA	2.0	1.0	950	$2,400	$2.53	21d	1	1.43mi
2441 I St NE Auburn, WA	2.0	1.0	910	$1,795	$1.97	14d	1	1.45mi
2317 I St NE Unit 2319 Auburn, WA	3.0	2.0	1400	$2,275	$1.62	24d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $180,000 Active 27 DOM
2. 2026-06-17
   days on market $180,000 Active 26 DOM
3. 2026-06-16
   days on market $180,000 Active 25 DOM
4. 2026-06-15
   days on market $180,000 Active 24 DOM
5. 2026-06-13
   days on market $180,000 Active 22 DOM
6. 2026-06-13
   days on market $180,000 Active 21 DOM
7. 2026-06-09
   days on market $180,000 Active 18 DOM
8. 2026-06-08
   days on market $180,000 Active 17 DOM
9. 2026-06-07
   days on market $180,000 Active 16 DOM
10. 2026-06-04
    days on market $180,000 Active 13 DOM
11. 2026-06-03
    days on market $180,000 Active 12 DOM
12. 2026-06-02
    days on market $180,000 Active 11 DOM
13. 2026-06-01
    days on market $180,000 Active 10 DOM
14. 2026-05-31
    days on market $180,000 Active 9 DOM
15. 2026-05-22
    listed $180,000 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 ≥87°F today · 14 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: $25,896
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$5,236
• Taxable income: $2,833
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $4,850/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 · 22 photos

Good 80/100 Cosmetic rehab

This updated mobile home in Auburn Hills features a new roof, modern appliances, and waterproof flooring, making it move-in ready with a good condition score of 80.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor lighting — Improves safety and aesthetics
• Both Install new outdoor faucets — Enhances curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and aesthetics ↑
• Both Install new outdoor faucets — Enhances curb appeal and functionality ↑

ⓘ 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: 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): 50,224
• Household income: $122,300
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1041.0

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 0.66)
• Race & ethnicity: White 54% Hispanic / Latino 15% Asian 14% Two or more races 13% Native American 4% Black 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Italian 3% Subsaharan African 3%
• Foreign-born: 20% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 9% Russian/Polish/Slavic 4% Other Indo-European 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: ▲ 49.75%
• Current HPI: 1554.06
• Rent YoY: ▼ -0.46%
• 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

• 2026-05-22 Listed $180,000 NWMLS as Distributed by MLS Grid