1720 Maple Ln #1 · Kent, WA 98030

$165,000

3 bd · 2.0 ba · 1,340 sqft · Manufactured · 9 Days on market

Built 2018 3,500 sqft lot Est $158k · at est.

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +5.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover modern, low-maintenance living in Kent at 1720 Maple Lane #1.This newer home offers effortless everyday comfort with an open layout, contemporary finishes, and minimal upkeep—ideal for busy professionals and commuters of all ages. Corner lot. This is NOT a 55+ community. Enjoy quick freeway access to SR 167 and I-5, placing Seattle, SEA Airport, and major employment centers just minutes away. Steps from Green River Trail and Van Doren's Landing Park, you can enjoy scenic walking, biking, and outdoor recreation. Nearby Kent Station adds convenient dining, shopping, and entertainment. Step into a bright, functional space designed for today’s lifestyle—efficient, upd

Key facts

• Quick freeway access
• Open layout
• Move in ready

Tags

• OPEN LAYOUT
• CORNER LOT
• QUICK FREEWAY ACCESS
• STEPS FROM GREEN RIVER TRAIL
• NEARBY KENT STATION
• MOVE IN READY

Property features AI

Finance

• Other: Previous listing used for lot and square footage data
• Financial info: Land lease: $1,200; Acceptable financing: Cash or Conventional
• HOA & community: Located in Maple Lane Mobile Home Park with 37 homes; Park approved for sale

Exterior

• Parking: Uncovered parking; 2 open parking spaces
• Utilities: Electric energy source; Power provided by PSE; Water billed by the park (community/public water); Sewer billed by the park
• Home design: Manufactured double-wide home (Champion HRNB4603F); One story; Mobile home remains on lot; Good condition; Style: Manuf-Double Wide
• Construction: Wood construction; Composition roof; Tie-down foundation; Manufactured after 06/15/1976
• Exterior features: Wood exterior; Patio/porch/deck; Landscaped yard; Corner lot; Has a view; Trails in the park

Interior

• Kitchen: Kitchen with eating space
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms with 2 bathtubs and 2 showers; Primary bathroom with bath off primary
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Electric water heater located in an inside closet; Water heater; Dining room; Living room; Utility room; Kitchen with eating space
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.4% vs local median 2.6% 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.
• Kent School District (urban): math 47% / reading 57% proficiency, ranked #109 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Scenic Hill Elementary School (559 students, 78% FRL); Mill Creek Middle School (794 students, 83% FRL); Kent-Meridian High School (2,128 students, 77% FRL) — zoned schools average 79% FRL vs 41% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 173 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 + 3.7% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.
• Current owner paid $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $165,000

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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.72%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $158,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 Maple Ln #35	0.11mi	3/2.0	1,400 (+4%)	7mo	$165,000	$118	82
1510 Maple Ln #16	0.16mi	2/2.0 (-1)	1,150 (-14%)	10mo	$103,000	$90	56

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $10,957
• Equity at exit: $24,602

10-year hold

• IRR: 16.1%
• Equity multiple: 2.36×
• Total profit: $62,703
• Equity at exit: $14,266

Cash invested: $46,200 (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 98030

• Rents YoY: 3.7%
• Active inventory: 173
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $567

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 69%

Sensitivity live

Price	-10% $681	-5% $624	+0% $567	+5% $510	+10% $453
Rent	-10% $396	-5% $481	+0% $567	+5% $652	+10% $737
Rate	-1.0pp $650	-0.5pp $609	base $567	+0.5pp $524	+1.0pp $480

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Maple Ln Apt 2 Kent, WA	2.0	1.0	930	$1,700	$1.83	0d	1	0.11mi
1406 Maple Ln Kent, WA	2.0–4.0	1.0–2.0	916	$1,631	$1.78	0d	2	0.20mi
724 2nd Ave S Kent, WA	2.0	1.0	875	$1,699	$1.94	45d	1	0.80mi
1220 E Laurel St Kent, WA	3.0	2.0	1580	$2,995	$1.90	14d	1	0.85mi
713 3rd Ave S Kent, WA	3.0	2.5	1350	$2,795	$2.07	45d	1	0.87mi
702 5th Ave S Kent, WA	2.0–3.0	1.5	1150	$2,400	$2.09	6d	3	0.92mi
702 5th Ave S Unit T06 Kent, WA	2.0	1.5	975	$2,200	$2.26	0d	1	0.93mi
707 6th Ave S Unit F103 Kent, WA	2.0	1.5	979	$1,700	$1.74	45d	1	0.96mi
4750 Auburn Way N Auburn, WA	1.0–4.0	1.0–2.0	1011	$2,417	$2.39	0d	10	1.00mi
622 6th Ave S Kent, WA	3.0	2.0	1114	$2,999	$2.69	45d	1	1.02mi
25426 98th Ave S Kent, WA	3.0	1.0	690	$2,576	$3.73	6d	18	1.03mi
1462 51st Pl NE Auburn, WA	3.0	2.5	1539	$2,900	$1.88	3d	1	1.05mi
9626 S 252nd St Kent, WA	2.0	1.0	880	$1,675	$1.90	3d	4	1.15mi
802 45th St NE Auburn, WA	1.0–3.0	1.0–2.0	934	$2,499	$2.68	1d	11	1.18mi
25035 98th Pl S Kent, WA	2.0	1.0	900	$2,200	$2.44	45d	1	1.22mi
106 Kensington Ave S #102 Kent, WA	3.0	1.0	881	$1,650	$1.87	26d	1	1.23mi
106 Kensington Ave S Unit 104 Kent, WA	3.0	1.0	881	$1,650	$1.87	0d	1	1.23mi
1254 Weiland St Kent, WA	2.0	1.0	974	$1,550	$1.59	45d	1	1.23mi
24802 99th Pl S Kent, WA	1.0–2.0	1.0–2.0	817	$2,409	$2.95	0d	9	1.36mi
420 W Smith St Kent, WA	2.0	1.0–2.0	704	$2,321	$3.30	0d	6	1.36mi
10433 SE Kent Kangley Rd Kent, WA	1.0–2.0	1.0–2.0	776	$1,845	$2.38	6d	7	1.39mi
24808 100th Pl SE Kent, WA	1.0–3.0	1.0–2.0	880	$2,460	$2.80	0d	14	1.41mi
102 Madison Ave N Kent, WA	2.0	1.0–2.0	774	$2,925	$3.78	0d	23	1.43mi
24928 103rd Ave SE Apt D302 Kent, WA	2.0	2.0	886	$2,095	$2.36	23d	1	1.44mi
443 Ramsay Way Kent, WA	1.0–2.0	1.0–2.0	726	$2,299	$3.17	0d	14	1.48mi
10215 SE 248th St Kent, WA	2.0–3.0	2.0	1240	$2,895	$2.33	45d	3	1.50mi
10215 SE 248th St Kent, WA	3.0	2.0	1250	$2,895	$2.32	22d	1	1.50mi

Listing history 4 events

1. 2026-05-19
   listed $165,000 Active
2. 2019-03-22
   soldstatus $135,000 Sold
3. 2019-03-14
   status Pending
4. 2019-02-08
   listed $139,500 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 5/10 Major FEMA zone X · 24% 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 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,927
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$4,800
• Taxable income: $4,436
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $5,734/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: Kent School District
• NCES district ID: 5303960
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $69,823
• Composite: 48.25/100
• National rank: #4714
• State rank: #109 of 291 in WA

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 · 2,251,916 people
• City population: 119,479
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 38,523
• Household income: $91,761
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1415.0

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 0.74)
• Race & ethnicity: White 41% Asian 24% Hispanic / Latino 15% Black 11% Two or more races 9% Pacific Islander 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Subsaharan African 6% Italian 4% Portuguese 2%
• Foreign-born: 36% · Canada, Vietnam, Philippines
• Languages at home: 53% English-only · Spanish 10% Other Indo-European 9% Other Asian/Pacific 8%

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: ▼ -494.18%
• Current HPI: 315.2007
• Rent YoY: ▲ 3.72%
• 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

+18.3% since first listed

4 events — show timeline

• 2026-05-19 Listed $165,000 NWMLS as Distributed by MLS Grid
• 2019-03-22 Sold (MLS) $135,000 NWMLS as Distributed by MLS Grid
• 2019-03-14 Pending — NWMLS as Distributed by MLS Grid
• 2019-02-08 Listed $139,500 NWMLS as Distributed by MLS Grid