8913 8th Ave NE · Seattle, WA 98115

$759,950

5 bd · 4.5 ba · 3,630 sqft · SingleFamily public records · 11 Days on market

Built 1910 2,073 sqft lot $209/sqft · 67% below area Est $868k · 12% under $67/mo HOA · 1% of rent ↓ 22% since listing

---

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 +13.1/15.0
• Cash flow +9.3/30.0
• Schools +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Set in the heart of Maple Leaf, this fully updated home blends classic Seattle character with a clean, modern finish. Thoughtfully remodeled throughout, it features custom cabinetry, designer tile and high-end fixtures, centered around a chef’s kitchen with a premium gas range, designed for both everyday living and entertaining. The main level is bright and inviting, with great natural light, an easy flow and functional built-ins. Downstairs features a spacious flex area with its own mini kitchen, offering ideal separation for a home office, gym, media room, or bonus living space, along with ample storage to keep things organized. Outside, enjoy a manageable yard with space to relax,

Key facts

• Custom cabinetry
• Premium gas range
• Mini kitchen

Tags

• CUSTOM CABINETRY
• DESIGNER TILE
• PREMIUM GAS RANGE
• FLEX AREA
• MINI KITCHEN
• MANAGEABLE YARD

Property features AI

Finance

• Other: Unit is one of 1 in the building; Association contact listed
• Financial info: Accepts Cash, Conventional financing, and VA loans
• HOA & community: Monthly association fee of $67 covering common area maintenance; Has HOA; Pets allowed; 3 units in the community

Exterior

• Parking: Off-street parking
• Utilities: Water: Seattle Public Utilities; Sewer: Seattle Public Utilities; Power: Puget Sound Energy
• Home design: Attached condominium; Two levels (unit on floor 1); Faces east; Remodeled/updated; effective year built 2023
• Construction: Cement plank and wood construction; Composition roof; Built/updated in 2023
• Exterior features: Cement-planked and wood exterior; Curbs and sidewalks; Paved access; Yard (unit feature)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl plank; Carpet
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Ductless heating; Has cooling; Electric and natural gas energy sources
• Interior features: Gas cooking; Garbage disposal; Walk-in closet(s); Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $760k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $662k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (27.6% below list).
• Recommended offer: $550k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 1.6% in Seattle — 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 75/100 on livability (#166 in WA, #4,033 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Seattle Public Schools (urban): math 64% / reading 72% proficiency, ranked #19 of 291 in WA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hazel Wolf K-8 (720 students, 22% FRL); Eckstein Middle School (1,045 students, 16% FRL); Nathan Hale High School (1,105 students, 39% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 290 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 10,555 units permitted in King County in 2024 (7,119 in 5+ unit buildings).
• This rent runs 42% of the median local income ($156k/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 $5k of loan paydown is wiped out by about $23k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $550,379 (27.6% 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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 11.5

CMA / ARV

• ARV (median comp): $868,201
• List price: $759,950
• Delta: -7.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8535 4th Ave NE	0.24mi	5/3.0	3,300 (-9%)	2mo	$2,150,000	$652	66
1202 NE 97th St	0.50mi	5/2.5	3,665 (+1%)	2mo	$1,175,000	$321	65
1249 NE 94th St	0.42mi	4/3.5 (-1)	3,540 (-2%)	6mo	$2,200,000	$621	62
419 NE 88th	0.18mi	6/3.5 (+1)	3,943 (+9%)	9mo	$1,900,000	$482	61
8244 2nd Ave NE	0.38mi	4/3.5 (-1)	3,380 (-7%)	8mo	$2,100,000	$621	55
8912 17th Ave NE	0.53mi	4/3.5 (-1)	3,440 (-5%)	4mo	$2,530,000	$735	54
1217 NE 90th St	0.30mi	5/3.5	4,010 (+10%)	13mo	$2,220,000	$554	54
8900 2nd Ave NE	0.29mi	5/2.0	3,140 (-14%)	3mo	$1,299,000	$414	52
1028 NE 92nd St	0.26mi	5/2.5	3,100 (-15%)	12mo	$2,200,000	$710	45
9802 15th Ave NE	0.63mi	6/4.0 (+1)	3,210 (-12%)	4mo	$1,660,000	$517	41
7721 Sunnyside Ave N	0.69mi	5/3.5	3,237 (-11%)	7mo	$1,935,000	$598	40
203 NE 77th St	0.67mi	4/3.5 (-1)	3,130 (-14%)	12mo	$1,977,500	$632	27

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 · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-165,525
• Equity at exit: $113,311

10-year hold

• IRR: -20.7%
• Equity multiple: -0.02×
• Total profit: $-217,911
• Equity at exit: $65,707

Cash invested: $212,786 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City Seattle: 0 Strongly Tenant-Friendly · D+52

Just Cause + Relocation Assistance + Source of Income + First in Time.

Methodology + full state rankings →

ZIP-level market 98115

• Rents YoY: 1.7%
• Active inventory: 290
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $5,504 medium
• Mortgage (P&I): −$3,985
• Tax from tax record: −$533 /mo · $6,401/yr
• Insurance: −$317
• HOA: −$67
• Vacancy / Maint / Mgmt: −$1,156
• Net cashflow: $-554

Break-even live

Break-even rent $6,205

Max offer price $662,031

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-339	+0% $-554	+5% $-769	+10% $-984
Rent	-10% $-989	-5% $-772	+0% $-554	+5% $-337	+10% $-119
Rate	-1.0pp $-172	-0.5pp $-361	base $-554	+0.5pp $-751	+1.0pp $-952

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: $189,988
• Closing costs: $22,798
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7618 Linden Ave N Seattle, WA	5.0	3.0	2950	$6,045	$2.05	4d	1	1.37mi
540 N 83rd St Seattle, WA	6.0	4.0	3540	$8,400	$2.37	45d	1	1.43mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: gasgym

Listing history 28 events

1. 2026-06-21
   days on market $759,950 Active 11 DOM
2. 2026-06-21
   days on market $759,950 Active 10 DOM
3. 2026-06-19
   days on market $759,950 Active 9 DOM
4. 2026-06-18
   days on market $759,950 Active 8 DOM
5. 2026-06-17
   days on market $759,950 Active 7 DOM
6. 2026-06-16
   days on market $759,950 Active 6 DOM
7. 2026-06-15
   days on market $759,950 Active 5 DOM
8. 2026-06-15
   days on market $759,950 Active 4 DOM
9. 2026-06-13
   days on market $759,950 Active 3 DOM
10. 2026-06-12
    pricedays on marketlisting id $759,950 Active 2 DOM
11. 2026-06-10
    days on market $799,950 Active 48 DOM
12. 2026-06-09
    days on market $799,950 Active 47 DOM
13. 2026-06-08
    days on market $799,950 Active 46 DOM
14. 2026-06-07
    days on market $799,950 Active 45 DOM
15. 2026-06-07
    days on market $799,950 Active 44 DOM
16. 2026-06-04
    days on market $799,950 Active 42 DOM
17. 2026-06-03
    days on market $799,950 Active 41 DOM
18. 2026-06-02
    days on market $799,950 Active 40 DOM
19. 2026-06-01
    days on market $799,950 Active 39 DOM
20. 2026-05-31
    days on market $799,950 Active 38 DOM
21. 2026-04-23
    listed $799,950 Active
22. 2026-04-23
    listed $799,950 Active
23. 2024-03-15
    soldstatus $2,104,000
24. 2024-01-17
    soldstatus $743,000 Closed
25. 2024-01-17
    soldstatus $743,000
26. 2023-12-12
    status Pending
27. 2023-12-06
    listed $743,000 Active
28. 2022-12-20
    soldstatus $975,000

ⓘ 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: $6,401 · $533/mo
• Projected year-2 tax: $7,448 · $621/mo
• Expected delta: +$1,047/yr (+$87/mo · 16.4%)

ⓘ 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 ≥86°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: $66,045
• − Mortgage interest: −$42,569
• − Property taxes: −$6,401
• − Insurance: −$3,800
• − Repairs & maintenance: −$5,284
• − Management: −$5,284
• − HOA: −$804
• − Depreciation: −$22,108
• Taxable loss: −$20,203
• Est. tax savings @ 24.0%: +$4,849
• After-tax cash flow: $-1,803/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: Seattle Public Schools
• NCES district ID: 5307710
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 72% ▬ 0.00%
• Median HH income: $68,695
• Composite: 60.76/100
• National rank: #1649
• State rank: #19 of 291 in WA

Livability — Seattle

• Score: 75/100
• State rank: #166
• US rank: #4033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seattle, WA
• County: King County · 2,251,916 people
• City population: 706,262
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 54,349
• Household income: $156,142
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2019.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 13% Two or more races 9% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Portuguese 4% Slovak 3%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 5% Spanish 3% 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: ▼ -1449.87%
• Current HPI: 331.4729
• Rent YoY: ▲ 1.73%
• 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

-22.1% since first listed

8 events — show timeline

• 2026-06-10 Listed $759,950 NWMLS as Distributed by MLS Grid
• 2026-06-10 Listed $759,950 NWMLS as Distributed by MLS Grid
• 2024-03-15 Sold (Public Records) $2,104,000 Public Records
• 2024-01-17 Sold (Public Records) $743,000 Public Records
• 2024-01-17 Sold (MLS) $743,000 NWMLS as Distributed by MLS Grid
• 2023-12-12 Pending — NWMLS as Distributed by MLS Grid
• 2023-12-06 Listed $743,000 NWMLS as Distributed by MLS Grid
• 2022-12-20 Sold (Public Records) $975,000 Public Records

Property tax history

+4.8%/yr

Latest (2023): $6,401 · +4.7% YoY. Source: county tax records.