7301 NE 175th St #117 · Kenmore, WA 98028

$79,950

2 bd · 1.0 ba · 896 sqft · Manufactured · 9 Days on market

Built 1980 Good condition Est $128k · 38% 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 +6.7/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and updated 2-bedroom, 1-bath home located on a rare double lot in a welcoming 55+ community in Kenmore. This cozy home features thoughtful updates throughout and comfortable living spaces. The beautifully maintained, garden-focused yard is designed for low-maintenance enjoyment with turf, landscaping, extra storage space, and a shed. Enjoy waterfront access just down the street — perfect for kayaking, or enjoying the peaceful surroundings. A unique opportunity to enjoy easy living in a quiet and convenient community.

Key facts

• Double lot
• Waterfront access
• Garden focused yard

Tags

• DOUBLE LOT
• GARDEN FOCUSED YARD
• WATERFRONT ACCESS

Property features AI

Finance

• Other: Lot is paved and described as a double lot; Calculated building area 896; Energy efficient double-pane windows
• Financial info: Land lease: $1,400; Acceptable financing: Cash, Conventional; Buyer brokerage compensation: 3%
• HOA & community: Located in a senior community (Inglewood East); Park amenities include clubhouse, common area, community waterfront; Approximately 78 homes in the park; Community waterfront/private beach access; Bus route nearby (Route 522)

Exterior

• Parking: Carport; Uncovered parking; Storage in driveway
• Utilities: Electric energy source; Public water (billed through park); Electric water heater; Power by PSE
• Home design: Manufactured single-wide home; One story; Manufactured after 6/15/1976; Good condition; Model: Kozy K14X642RK; Make: Bendix; Mobile home remains; Skirted with metal
• Construction: Metal/vinyl construction; Flat roof; Pillar/post/pier foundation
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Drapes; Landscaped

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; One bathtub and one shower
• Heating & cooling: Ductless heating; Forced air heating; Cooling available
• Interior features: Fireplace (electric); Water heater
• Laundry & utility: Washer; Dryer; Water heater located in small bedroom closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 23.1% vs local median 1.6% in Kenmore — 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 86/100 on livability (#21 in WA, #427 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Northshore School District (suburban): math 69% / reading 78% proficiency, ranked #9 of 291 in WA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.1%/yr); 190 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $552 of loan paydown is wiped out by about $2k 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 + 2.1% rent growth), your $22k cash investment doubles in ~3 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 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.
• Current owner paid $62k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,950

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.65% ✓
• Cap rate: 23.13%
• Cash-on-cash: 60.15%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $128,128
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7031 NE 175th St #33	0.20mi	2/1.0	860 (-4%)	7mo	$78,000	$91	78
7614 NE Bothell Way #14	0.26mi	2/1.5	980 (+9%)	17mo	$140,000	$143	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 · 2.09% rent growth · sell at horizon

5-year hold

• IRR: 54.0%
• Equity multiple: 3.34×
• Total profit: $52,428
• Equity at exit: $11,921

10-year hold

• IRR: 58.7%
• Equity multiple: 6.57×
• Total profit: $124,775
• Equity at exit: $6,913

Cash invested: $22,386 (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 98028

• Rents YoY: 2.1%
• Active inventory: 190
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,199/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,056

Break-even live

Break-even rent $784

Max offer price $79,950

Occupancy floor 45%

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: $19,988
• Closing costs: $2,398
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7345 NE 175th St Kenmore, WA	1.0	1.0	760	$1,850	$2.43	24d	1	0.05mi
7711 NE 175th St Kenmore, WA	1.0	1.0	709	$1,874	$2.64	2d	1	0.17mi
17525 80th Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	900	$1,999	$2.22	5d	4	0.37mi
7208 NE 182nd St Unit 7206 Kenmore, WA	1.0	1.0	888	$2,000	$2.25	2d	1	0.44mi
18235 73rd Ave NE Kenmore, WA	1.0–2.0	1.0	787	$1,850	$2.35	5d	4	0.46mi
18249 73rd Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	827	$2,400	$2.90	10d	7	0.49mi
18151 68th Ave NE Kenmore, WA	1.0	1.0	720	$2,196	$3.05	5d	4	0.54mi
17527 83rd Pl NE Kenmore, WA	2.0	2.0	900	$1,990	$2.21	5d	1	0.56mi
6711 NE 182nd St Kenmore, WA	1.0–2.0	1.0–2.0	899	$2,644	$2.94	3d	10	0.59mi
17512 83rd Pl NE Kenmore, WA	1.0–2.0	1.0–2.0	850	$2,250	$2.65	2d	4	0.62mi
6410 NE 181st St Kenmore, WA	2.0	1.0	910	$2,500	$2.75	43d	1	0.73mi
18930 68th Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	799	$2,497	$3.13	2d	6	0.81mi
8700 NE Bothell Way Bothell, WA	1.0–3.0	1.0–2.0	1038	$2,098	$2.02	1d	8	0.82mi
15914 84th Ave NE Unit C Kenmore, WA	2.0	1.0	850	$1,975	$2.32	43d	1	1.00mi
17725 Hall Rd Bothell, WA	1.0–2.0	1.0	772	$1,950	$2.52	3d	1	1.30mi
9505 NE 180th St Unit 102 Bothell, WA	2.0	2.0	1070	$2,595	$2.43	11d	1	1.34mi
9517 NE 180th St Unit B106 Bothell, WA	1.0	1.0	730	$2,200	$3.01	20d	1	1.36mi
9517 NE 180th St Unit B207 Bothell, WA	2.0	1.0	840	$1,850	$2.20	2d	1	1.36mi
9517 NE 180th St Bothell, WA	1.0	1.0	730	$1,900	$2.60	24d	2	1.36mi
9525 NE 180th St Unit 306 Bothell, WA	1.0	1.0	740	$1,900	$2.57	2d	1	1.38mi
9525 NE 180th St Unit 303 Bothell, WA	2.0	2.0	1080	$2,375	$2.20	5d	1	1.38mi
18125 96th Ave NE Unit 4 Bothell, WA	2.0	1.0	900	$1,725	$1.92	24d	1	1.40mi
18125 96th Ave NE Unit 7 Bothell, WA	2.0	1.0	900	$1,895	$2.11	5d	1	1.40mi
18125 96th Ave NE Apt 6 Bothell, WA	2.0	1.0	900	$1,895	$2.11	43d	1	1.40mi
18209 96th Ave NE Bothell, WA	1.0	1.0	600	$1,850	$3.08	43d	1	1.41mi
18305 96th Ave NE Bothell, WA	2.0	1.0	670	$2,300	$3.43	14d	2	1.42mi

Listing history 7 events

1. 2026-05-31
   status $79,950 Pending 9 DOM
2. 2026-05-21
   listed $79,950 Active
3. 2023-06-20
   soldstatus $62,500 Closed
4. 2023-06-07
   status Pending
5. 2023-04-30
   price $65,000
6. 2023-03-30
   price $70,000
7. 2023-01-23
   listed $78,000 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,437
• − Mortgage interest: −$4,478
• − Property taxes: −$1,199
• − Insurance: −$1,197
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$2,326
• Taxable income: $12,167
• Est. tax owed @ 24.0%: −$2,920
• After-tax cash flow: $9,748/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming and updated 2-bedroom, 1-bath home in a 55+ community is move-in ready with thoughtful updates and a low-maintenance garden. It offers a unique opportunity for easy living in a quiet and convenient location.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace outdoor light fixtures — Improves curb appeal and safety

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace outdoor light fixtures — Improves curb appeal and safety ↑

ⓘ 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: Northshore School District
• NCES district ID: 5305910
• Math proficiency: 69% ▼ -3.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $92,951
• Composite: 67.41/100
• National rank: #826
• State rank: #9 of 291 in WA

Livability — Kenmore

• Score: 86/100
• State rank: #21
• US rank: #427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenmore, WA
• County: King County · 2,251,916 people
• City population: 23,741
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 23,741
• Household income: $139,764
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 557.0

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 0.55)
• Race & ethnicity: White 64% Asian 15% Hispanic / Latino 11% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Italian 4% Slovak 2%
• Foreign-born: 22% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 7% Chinese 5% 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: ▼ -907.61%
• Current HPI: 392.3867
• Rent YoY: ▲ 2.09%
• 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

+2.5% since first listed

6 events — show timeline

• 2026-05-21 Listed $79,950 NWMLS as Distributed by MLS Grid
• 2023-06-20 Sold (MLS) $62,500 NWMLS as Distributed by MLS Grid
• 2023-06-07 Pending — NWMLS as Distributed by MLS Grid
• 2023-04-30 Price Changed $65,000 NWMLS as Distributed by MLS Grid
• 2023-03-30 Price Changed $70,000 NWMLS as Distributed by MLS Grid
• 2023-01-23 Listed $78,000 NWMLS as Distributed by MLS Grid