375 Union Ave SE #20 · Renton, WA 98059

$162,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 7 Days on market

Built 1984 Good condition Est $116k · 40% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Sunnydale Mobile Home Park, a desirable all-ages community conveniently located in Renton. This beautifully updated, move-in ready manufactured home offers 3 bedrooms and 1 full bathroom, featuring extensive recent improvements including a new roof, fresh interior and exterior paint, new flooring throughout, and a fully remodeled bathroom. The open-concept layout maximizes space and functionality, creating a comfortable and inviting living environment. Additional features include covered parking for two vehicles and low-maintenance living. Space rent is $1,225.00/ Month. Conveniently located near shopping, dining, schools, and major commuter routes. Park approval is required for

Key facts

• New flooring
• Fresh interior paint
• Fresh exterior paint

Tags

• UPDATED MANUFACTURED HOME
• NEW ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW FLOORING
• FULLY REMODELED BATHROOM

Property features AI

Finance

• Other: Calculated living area: 924 square feet; Structure type: Manufactured house; One level
• Financial info: Listing terms: Cash; Annual tax information available (taxes not included per instructions)
• HOA & community: Park-approved sale in Sunnydale; Land lease: $1,225

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; Public sewer (not explicitly listed but typical for park — excluded if you prefer only explicit entries)
• Home design: Manufactured home (single wide); Single story
• Construction: Manufactured after 06/15/1976; Manufacturer: CASMB, Model 6614; Mobile home remains on site
• Exterior features: Located in Sunnydale mobile home park with about 188 homes; Public water

Interior

• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 shower
• Heating & cooling: Heating present (see remarks); No cooling
• Interior features: Tankless water heater; Water heater located in hallway

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $162k).
• Cap rate 13.0% vs local median 2.3% in Renton — 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 83/100 on livability (#52 in WA, #949 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D-, cost of living F.
• Renton School District (urban): math 47% / reading 55% proficiency, ranked #119 of 291 in WA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 255 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 + 0.3% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $31k; list at $162k implies a 423% gain — meaningful room to come down on a strong offer.

Recommended offer $162,000

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. Schools are B-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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.96%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $115,500
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 Union Ave SE #46	0.01mi	2/2.0 (-1)	924 (0%)	4mo	$120,000	$130	88
375 Union Ave SE #60	0.01mi	2/2.0 (-1)	924 (0%)	16mo	$149,000	$161	77
201 Union Ave SE #43	0.25mi	2/1.5 (-1)	960 (+4%)	1mo	$105,000	$109	74
201 union Ave SE #46	0.25mi	2/2.0 (-1)	960 (+4%)	4mo	$120,000	$125	69
375 Union Ave SE #31	0.09mi	2/2.0 (-1)	924 (0%)	22mo	$75,000	$81	68
3612 NE 4th #18	0.65mi	3/1.0	785 (-15%)	22mo	$71,500	$91	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 · 0.29% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.54×
• Total profit: $24,661
• Equity at exit: $24,155

10-year hold

• IRR: 20.7%
• Equity multiple: 2.53×
• Total profit: $69,450
• Equity at exit: $14,007

Cash invested: $45,360 (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 98059

• Rents YoY: 0.3%
• Active inventory: 255
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,563 high
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $906

Break-even live

Break-even rent $1,417

Max offer price $162,000

Occupancy floor 60%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4214 SE 1st Pl Renton, WA	3.0	1.0	950	$2,950	$3.11	24d	1	0.29mi
3815 NE 4th St Renton, WA	2.0	1.0	666	$2,199	$3.30	2d	22	0.53mi
3788 NE 4th St Renton, WA	1.0–2.0	1.0–2.0	701	$1,904	$2.72	1d	8	0.71mi
4231 NE 5th St Unit D203 Renton, WA	2.0	2.0	1025	$2,200	$2.15	11d	1	0.75mi
2904 SE 8th St #2128 Renton, WA	2.0	2.0	1046	$2,450	$2.34	43d	1	0.80mi
4415 NE 5th St Renton, WA	1.0–3.0	1.0–2.0	923	$3,044	$3.30	1d	10	0.85mi
15205 140th Way SE Renton, WA	1.0–3.0	1.0–2.0	1121	$3,665	$3.27	1d	10	0.94mi
650 Duvall Ave NE Renton, WA	1.0–2.0	1.0–2.0	849	$2,427	$2.86	3d	12	1.03mi
2511 NE 4th St Renton, WA	2.0	1.5	1008	$1,900	$1.88	2d	1	1.05mi
2307 NE 4th St Renton, WA	1.0–2.0	1.0–2.0	740	$2,259	$3.05	1d	14	1.08mi
653 Index Pl NE Renton, WA	2.0	1.0	720	$2,395	$3.33	24d	1	1.11mi
3507 NE 8th St Renton, WA	3.0	1.0	960	$2,650	$2.76	18d	1	1.14mi
802 Harrington Ave NE Renton, WA	2.0	1.0	828	$1,750	$2.11	3d	1	1.26mi
270 Bronson Way NE Unit The Hampton H22 Renton, WA	2.0	1.0	1000	$2,250	$2.25	43d	1	1.27mi
330 Vuemont Pl NE Renton, WA	2.0	1.0	791	$1,962	$2.48	5d	7	1.31mi
351 Vuemont Pl NE Renton, WA	1.0–2.0	1.0–1.5	755	$1,750	$2.32	12d	3	1.35mi
950 Harrington Ave NE Renton, WA	1.0–2.0	1.0–2.0	868	$2,853	$3.29	1d	11	1.41mi
913 Harrington Ave NE Renton, WA	2.0	1.0	751	$1,895	$2.52	3d	3	1.43mi
913 Harrington Ave NE Apt 3 Renton, WA	2.0	1.0	800	$1,930	$2.41	11d	1	1.43mi
913 Harrington Ave NE Unit 6 Renton, WA	2.0	1.0	770	$1,860	$2.42	11d	1	1.43mi
906 Glennwood Ave NE Renton, WA	2.0	1.0	850	$1,595	$1.88	24d	1	1.44mi
1013 Kirkland Ave NE Unit 3 Renton, WA	2.0	1.5	700	$1,750	$2.50	24d	1	1.46mi

Listing history 7 events

1. 2026-06-17
   status $162,000 Pending 7 DOM
2. 2026-06-16
   days on market $162,000 Active 7 DOM
3. 2026-06-15
   days on market $162,000 Active 6 DOM
4. 2026-06-13
   days on market $162,000 Active 4 DOM
5. 2026-06-13
   days on market $162,000 Active 3 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $162,000 Active 1 DOM

ⓘ 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 ≥86°F today · 15 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: $30,762
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$4,713
• Taxable income: $8,813
• Est. tax owed @ 24.0%: −$2,115
• After-tax cash flow: $8,752/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 · 5 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in Sunnydale Mobile Home Park is in excellent condition with recent updates, including a new roof, fresh paint, and new flooring. It offers a good investment opportunity with potential for further curb appeal improvements.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value
• Both Add a small garden bed near the front door — Improves curb appeal and adds aesthetic value
• Both Install a small outdoor light fixture — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Add a small garden bed near the front door — Improves curb appeal and adds aesthetic value ↑
• Both Install a small outdoor light fixture — Enhances safety and curb appeal ↑

ⓘ 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: Renton School District
• NCES district ID: 5307230
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $66,354
• Composite: 47.13/100
• National rank: #5108
• State rank: #119 of 291 in WA

Livability — Renton

• Score: 83/100
• State rank: #52
• US rank: #949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Renton, WA
• County: King County · 2,251,916 people
• City population: 158,600
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 42,406
• Household income: $138,654
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 908.0

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 0.68)
• Race & ethnicity: White 48% Asian 29% Two or more races 15% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Italian 3% Slovak 2%
• Foreign-born: 23% · China, Vietnam, Canada
• Languages at home: 67% English-only · Chinese 9% Vietnamese 6% Spanish 5%

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: ▼ -920.66%
• Current HPI: 338.4495
• Rent YoY: ▲ 0.29%
• 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

+414.3% since first listed

3 events — show timeline

• 2026-06-09 Listed $162,000 NWMLS as Distributed by MLS Grid
• 2000-06-30 Sold (MLS) $31,000 NWMLS as Distributed by MLS Grid
• 2000-05-22 Listed $31,500 NWMLS as Distributed by MLS Grid