18425 NE 95th St #95 · Redmond, WA 98052

$165,000

2 bd · 1.0 ba · 1,440 sqft · Manufactured · 136 Days on market

Built 1973 $115/sqft · 24% below area Est $217k · 24% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.5/10.0
• Livability +4.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This very charming 1973 mobile home located in Friendly Village Mobile Home Park (55 years old & older), has a lot to offer with a lot of custom features. There's a fabulous country kitchen with a large kitchen island & pantry. There's 2 ductless mini heat pumps that provide both heat & air conditioning. Bright & cheerful living room and dining area. Luxurious primary bathroom with beautiful cabinetry and garden window, two covered decks, a potting shed & storage/tool shed. Friendly Village has a terrific clubhouse with frequent activities. There's pool table, ping pong table, library, exercise room, kitchen, seasonal heated swimming pool, doggy park & mo

Key facts

• Large kitchen island
• Primary bathroom
• Garden window

Tags

• LARGE KITCHEN ISLAND
• WALK-IN PANTRY
• DUCTLESS MINI HEAT PUMPS
• PRIMARY BATHROOM
• BEAUTIFUL CABINETRY
• GARDEN WINDOW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 1.4% in Redmond — 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 88/100 on livability (#10 in WA, #186 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Lake Washington School District (suburban): math 79% / reading 85% proficiency, ranked #3 of 291 in WA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 333 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).

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 + 0.7% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $165k implies a 5400% gain — meaningful room to come down on a strong offer.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.59%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $216,523
• List price: $165,000
• Delta: -23.80%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18425 NE 95th St #161	0.00mi	2/2.0	1,440 (0%)	13mo	$255,000	$177	85
18425 NE 95th St #43	0.00mi	3/2.0 (+1)	1,334 (-7%)	9mo	$257,000	$193	72
18425 NE 95th St #148	0.00mi	3/2.0 (+1)	1,344 (-7%)	11mo	$265,000	$197	71
18425 NE 95th St #11	0.00mi	3/2.0 (+1)	1,536 (+7%)	12mo	$115,000	$75	70
18425 NE 95th St #76	0.08mi	3/2.0 (+1)	1,248 (-13%)	1mo	$175,000	$140	64
18425 NE 95th St #108	0.00mi	3/2.0 (+1)	1,344 (-7%)	19mo	$196,500	$146	64
18425 NE 95th St #183	0.14mi	3/2.0 (+1)	1,248 (-13%)	12mo	$172,450	$138	52
18425 NE 95th St #199	0.00mi	3/2.0 (+1)	1,620 (+12%)	23mo	$325,000	$201	50

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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.00×
• Total profit: $46,216
• Equity at exit: $24,602

10-year hold

• IRR: 31.3%
• Equity multiple: 3.51×
• Total profit: $115,910
• 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 98052

• Rents YoY: 0.7%
• Active inventory: 333
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,032 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $1,255

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,369	-5% $1,312	+0% $1,255	+5% $1,198	+10% $1,141
Rent	-10% $1,015	-5% $1,135	+0% $1,255	+5% $1,374	+10% $1,494
Rate	-1.0pp $1,338	-0.5pp $1,297	base $1,255	+0.5pp $1,212	+1.0pp $1,168

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9056 Avondale Rd NE Redmond, WA	3.0	1.0	1500	$3,400	$2.27	5d	1	0.22mi
9981 Avondale Rd NE Redmond, WA	2.0	2.5	1280	$2,900	$2.27	44d	1	0.39mi
9009 Avondale Rd NE Unit K122 Redmond, WA	2.0	2.0	958	$2,800	$2.92	25d	1	0.42mi
9009 Avondale Rd NE Redmond, WA	2.0	2.0	1026	$2,672	$2.60	44d	2	0.47mi
17771 NE 90th St Redmond, WA	1.0–3.0	1.0–2.0	1062	$2,908	$2.74	2d	13	0.53mi
17633 NE 88th Pl Redmond, WA	3.0	1.5	1530	$3,100	$2.03	20d	1	0.56mi
8653 Avondale Rd NE Unit B204 Redmond, WA	3.0	2.0	1164	$3,150	$2.71	44d	1	0.56mi
17202 NE 85th Pl Redmond, WA	2.0	1.0–2.0	891	$2,388	$2.68	2d	4	0.71mi
17634 NE Union Hill Rd Redmond, WA	1.0–2.0	1.0–2.0	822	$2,987	$3.63	3d	6	0.72mi
10909 Avondale Rd NE Unit P161 Redmond, WA	3.0	2.5	1487	$3,600	$2.42	18d	1	1.01mi
7805 170th Pl NE Redmond, WA	2.0	1.0–2.0	789	$2,612	$3.31	5d	4	1.17mi
17620 NE 69th Ct Redmond, WA	1.0–3.0	1.0–2.0	994	$3,474	$3.49	5d	20	1.25mi
16518 NE 91st St Redmond, WA	1.0–2.0	1.0	900	$2,725	$3.03	5d	8	1.26mi
16405 NE 95th St Redmond, WA	1.0–2.0	1.0–1.5	940	$2,400	$2.55	44d	4	1.30mi
11305 183rd Pl NE Redmond, WA	3.0	1.0–3.0	1211	$3,485	$2.88	0d	1	1.31mi
16590 NE 83rd St Redmond, WA	2.0	1.0–2.0	769	$3,295	$4.28	10d	3	1.32mi
16771 Redmond Way Redmond, WA	3.0	1.0–2.0	928	$3,983	$4.29	3d	272	1.34mi
6503 188th Pl NE #103 Redmond, WA	3.0	2.5	1606	$3,700	$2.30	15d	1	1.34mi
8704 164th Ave NE Redmond, WA	2.0	1.0	950	$1,135	$1.19	44d	1	1.35mi
16550 NE 79th St Redmond, WA	1.0–2.0	1.0–2.0	818	$3,383	$4.13	3d	3	1.37mi
8920 Redmond Woodinville Rd NE Unit 8952 Redmond, WA	2.0	1.0	875	$1,885	$2.15	5d	1	1.38mi
17565 NE 67th Ct Redmond, WA	1.0–2.0	1.0–2.0	850	$4,444	$5.23	5d	9	1.39mi
8280 164th Ave NE Redmond, WA	2.0	1.0–2.0	828	$3,807	$4.60	3d	10	1.39mi
6332 E Lake Sammamish Pkwy NE Redmond, WA	1.0–3.0	1.0–2.0	1079	$3,009	$2.79	3d	13	1.39mi
16595 Redmond Way Redmond, WA	2.0	1.0–2.0	814	$4,487	$5.51	2d	29	1.40mi
9110 Woodinville Redmond Rd NE Unit PM-UF-RED9110_302 Redmond, WA	2.0	1.0	925	$2,375	$2.57	5d	1	1.40mi
9200 Woodinville Redmond Rd NE Unit D 326 Redmond, WA	2.0	2.5	1330	$2,995	$2.25	44d	1	1.41mi
7405 168th Ave NE Redmond, WA	2.0	1.0–2.0	984	$4,293	$4.36	5d	8	1.41mi
16502 Cleveland St Redmond, WA	3.0	1.0–2.0	899	$4,234	$4.71	2d	48	1.42mi
6205 188th Ln NE Redmond, WA	1.0–3.0	1.0–2.0	1042	$3,090	$2.97	2d	11	1.44mi
16275 NE 85th St #313 Redmond, WA	2.0	2.0	983	$3,095	$3.15	22d	1	1.44mi
16255 NE 87th St Redmond, WA	3.0	1.0–2.0	776	$2,285	$2.95	3d	8	1.45mi
16340 NE 83rd St Redmond, WA	1.0–2.0	1.0–2.0	1134	$3,141	$2.77	2d	4	1.45mi
10509 165th Pl NE Unit 1545767P Redmond, WA	2.0	2.0	990	$6,032	$6.09	15d	1	1.46mi
6335 180th Pl NE Redmond, WA	2.0	1.0–2.0	775	$3,475	$4.48	2d	8	1.46mi
17305 NE 67th Ct Redmond, WA	1.0–2.0	1.0–2.0	858	$4,290	$5.00	5d	15	1.47mi
16135 NE 85th St Redmond, WA	2.0	1.0–2.0	764	$4,338	$5.68	3d	48	1.49mi
7535 206th Pl NE Redmond, WA	3.0	1.5	1240	$3,750	$3.02	18d	1	1.50mi

Listing history 21 events

1. 2026-06-09
   status $165,000 Pending 136 DOM
2. 2026-06-08
   days on market $165,000 Active 136 DOM
3. 2026-06-07
   days on market $165,000 Active 135 DOM
4. 2026-06-04
   days on market $165,000 Active 132 DOM
5. 2026-06-03
   days on market $165,000 Active 131 DOM
6. 2026-06-02
   days on market $165,000 Active 130 DOM
7. 2026-06-01
   days on market $165,000 Active 129 DOM
8. 2026-05-31
   days on market $165,000 Active 128 DOM
9. 2026-04-30
   price $165,000
10. 2026-03-11
    price $175,000
11. 2026-01-23
    listed $195,000 Active
12. 2018-05-04
    status Pending
13. 2018-04-28
    listed Active
14. 2010-11-22
    historical
15. 2010-10-15
    soldstatus $3,000 Sold
16. 2010-10-10
    status Pending
17. 2010-08-11
    price $5,000
18. 2010-06-11
    listed $8,500 Active
19. 2008-05-23
    soldstatus $44,000
20. 2008-05-05
    historical
21. 2008-01-20
    listed $44,950

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

Taxation est. · year 1

• Rental income: $36,379
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,910
• − Management: −$2,910
• − Depreciation: −$4,800
• Taxable income: $13,216
• Est. tax owed @ 24.0%: −$3,172
• After-tax cash flow: $11,884/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: Lake Washington School District
• NCES district ID: 5304230
• Math proficiency: 79% ▬ 0.00%
• Reading proficiency: 85% ▲ 1.00%
• Median HH income: $103,849
• Composite: 75.15/100
• National rank: #251
• State rank: #3 of 291 in WA

Livability — Redmond

• Score: 88/100
• State rank: #10
• US rank: #186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redmond, WA
• County: King County · 2,251,916 people
• City population: 103,482
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 80,717
• Household income: $163,460
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 3044.0

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 0.62)
• Race & ethnicity: White 47% Asian 38% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 2% Italian 2% Scotch-Irish 2%
• Foreign-born: 44% · China, Canada, South Korea
• Languages at home: 53% English-only · Other Asian/Pacific 11% Chinese 10% Other Indo-European 10%

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: ▼ -1157.66%
• Current HPI: 434.1949
• Rent YoY: ▲ 0.65%
• 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

+267.1% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $165,000 NWMLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $175,000 NWMLS as Distributed by MLS Grid
• 2026-01-23 Listed $195,000 NWMLS as Distributed by MLS Grid
• 2018-05-04 Pending — NWMLS as Distributed by MLS Grid
• 2018-04-28 Listed — NWMLS as Distributed by MLS Grid
• 2010-11-22 Delisted — NWMLS as Distributed by MLS Grid
• 2010-10-15 Sold (MLS) $3,000 NWMLS as Distributed by MLS Grid
• 2010-10-10 Pending — NWMLS as Distributed by MLS Grid
• 2010-08-11 Price Changed $5,000 NWMLS as Distributed by MLS Grid
• 2010-06-11 Listed $8,500 NWMLS as Distributed by MLS Grid
• 2008-05-23 Sold (MLS) $44,000 NWMLS as Distributed by MLS Grid
• 2008-05-05 Delisted — NWMLS as Distributed by MLS Grid
• 2008-01-20 Listed $44,950 NWMLS as Distributed by MLS Grid