2101 S 324th St #228 · Federal Way, WA 98003

$199,000

2 bd · 2.0 ba · 1,392 sqft · Manufactured · 330 Days on market

Manufactured home 55+ age-restricted Built 2022 Good condition $143/sqft · 34% below area Est $300k · 34% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.4

Listing remarks

Belmor Park has a beautiful home for sale with a golf course view! This 2 bed, 2 bath upgraded home has much to offer. Stainless steel kitchen appliances, open concept living space, quartz counters, and large master w/ closet. Irrigation/Landscaping/Awnings and shed all included. We are a 55+ Community. 10.1% Sales tax applies on all new homes.

Key facts

• Quartz counters
• Golf course view
• Shed included

Tags

• GOLF COURSE VIEW
• OPEN CONCEPT LIVING SPACE
• QUARTZ COUNTERS
• IRRIGATION LANDSCAPING AWNINGS
• SHED INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1 ($11/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (12.5% below list).
• Recommended offer: $174k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.7% in Federal Way — 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 71/100 on livability (#221 in WA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, cost of living F.
• Federal Way School District (suburban): math 35% / reading 47% proficiency, ranked #207 of 291 in WA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Dolloff Elementary School (469 students, 85% FRL); Sequoyah Middle School (535 students, 81% FRL); Todd Beamer High School (1,302 students, 70% FRL) — zoned schools average 79% FRL vs 48% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 330 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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

• It's been on market 330 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,199 (12.5% below list)

Questions for the listing agent

1. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $300,000
• List price: $199,000
• Delta: -33.67%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 S 324th St #232	0.00mi	2/2.0	1,392 (0%)	13mo	$199,000	$143	89
2101 S 324th St #164	0.00mi	3/2.0 (+1)	1,404 (+1%)	6mo	$300,000	$214	89
32820 20th Ave S #24	0.17mi	2/2.0	1,400 (+1%)	5mo	$360,000	$257	87
2101 S 324th St #102	0.00mi	2/2.0	1,344 (-3%)	12mo	$249,900	$186	84
32820 20th Ave S #35	0.17mi	2/2.0	1,344 (-3%)	8mo	$315,000	$234	79
2101 S 324th St #230	0.00mi	3/2.0 (+1)	1,440 (+3%)	14mo	$65,000	$45	77
2101 S 324th St #163	0.00mi	3/2.0 (+1)	1,458 (+5%)	12mo	$319,000	$219	77
2101 S 324th St #107	0.00mi	2/2.0	1,248 (-10%)	8mo	$152,500	$122	76
2101 S 324th St #109	0.00mi	2/2.0	1,250 (-10%)	13mo	$90,000	$72	72
32820 20th Ave S #18	0.17mi	3/2.0 (+1)	1,296 (-7%)	5mo	$327,500	$253	72
2101 S 324th St #185	0.00mi	2/2.0	1,231 (-12%)	12mo	$229,950	$187	71
2101 S 324th St	0.10mi	2/2.0	1,200 (-14%)	16mo	$225,000	$188	59

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-33,328
• Equity at exit: $29,672

10-year hold

• IRR: -10.2%
• Equity multiple: 0.40×
• Total profit: $-33,561
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 1 under contract
• Months of supply: 22.5 mo (4%/mo absorbed)
• Median asking: $197,950 ($147/sqft)
• Median days on market: 65 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +47.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98003

• Rents YoY: 2.3%
• Active inventory: 330
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $1

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $138	-5% $70	+0% $1	+5% $-68	+10% $-137
Rent	-10% $-137	-5% $-68	+0% $1	+5% $70	+10% $139
Rate	-1.0pp $101	-0.5pp $52	base $1	+0.5pp $-51	+1.0pp $-103

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32905 19th Pl S Federal Way, WA	1.0–3.0	1.0–2.0	937	$2,088	$2.23	7d	11	0.25mi
33016 17th Pl S Unit B302 Federal Way, WA	2.0	1.0	886	$1,785	$2.01	60d	1	0.41mi
2100 S 336th St Unit C1 Federal Way, WA	3.0	2.5	1460	$4,000	$2.74	93d	1	0.49mi
2100 S 336th St Unit P5 Federal Way, WA	2.0	2.5	918	$2,300	$2.51	27d	1	0.49mi
33311 18th Ln S Federal Way, WA	1.0–3.0	1.0–2.0	950	$1,749	$1.84	9d	5	0.55mi
1820 S 336th St Federal Way, WA	3.0	1.0	1300	$2,600	$2.00	29d	1	0.61mi
31701 Pete Von Reichbauer Way S Federal Way, WA	2.0	1.0	721	$2,142	$2.97	54d	1	0.63mi
32305 10th Pl S Federal Way, WA	3.0	1.5	1320	$3,200	$2.42	93d	1	0.86mi
3634 S 334th St Federal Way, WA	3.0	1.0	1540	$2,900	$1.88	93d	1	0.88mi
31224 Pete Von Reichbauer Way S Federal Way, WA	2.0–3.0	2.0	1034	$2,124	$2.05	7d	1	0.89mi
1201 S 336th St Federal Way, WA	2.0–4.0	2.0	1241	$2,017	$1.62	7d	9	0.96mi
31655 Military Rd S Auburn, WA	1.0–4.0	1.0–2.0	1032	$2,016	$1.95	9d	8	1.02mi
31750 7th Pl S Federal Way, WA	3.0	1.0	1280	$2,600	$2.03	93d	1	1.09mi
30813 19th Pl S Federal Way, WA	2.0	1.0	900	$2,195	$2.44	51d	1	1.16mi
1916 S 308th St Federal Way, WA	3.0	1.0	1040	$2,395	$2.30	93d	1	1.21mi
32836 3rd Pl S Federal Way, WA	2.0	2.0	1080	$2,150	$1.99	60d	1	1.21mi
1650 S 308th St Federal Way, WA	1.0–2.0	1.0	850	$1,650	$1.94	27d	6	1.27mi
30602 Pacific Hwy S Federal Way, WA	1.0–2.0	1.0–1.5	950	$1,650	$1.74	9d	15	1.32mi
1737 S 305th Pl Unit 4 Federal Way, WA	2.0	1.0	950	$2,000	$2.11	38d	1	1.36mi
135 S 329th Pl Federal Way, WA	1.0–2.0	1.0–2.0	787	$1,795	$2.28	36d	2	1.37mi
117 S 330th St Federal Way, WA	2.0	1.0	1000	$1,650	$1.65	18d	1	1.42mi

Listing history 6 events

1. 2026-06-04
   days on market $199,000 Active 330 DOM
2. 2026-06-03
   days on market $199,000 Active 329 DOM
3. 2026-06-02
   days on market $199,000 Active 328 DOM
4. 2026-06-01
   days on market $199,000 Active 327 DOM
5. 2026-05-31
   days on market $199,000 Active 326 DOM
6. 2025-07-09
   listed $199,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°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: $20,904
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$5,789
• Taxable loss: −$3,357
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $817/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 · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $6,960–$20,880 screening

This Belmor Park home offers a golf course view and is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with LED lights — Saves energy and looks modern ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Lake Dolloff Elementary School Middle Sequoyah Middle School High Todd Beamer High School

Schools (NCES district)

• District: Federal Way School District
• NCES district ID: 5302820
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $61,594
• Composite: 38.79/100
• National rank: #8361
• State rank: #207 of 291 in WA

B Composite livability gradescore 71/100

Livability — Federal Way

• Score: 71/100
• State rank: #221
• US rank: #6403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Federal Way, WA
• County: King County · 2,576,485 people
• City population: 102,067
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 51,619
• Household income: $75,319
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.79)
• Race & ethnicity: White 32% Hispanic / Latino 23% Black 19% Two or more races 16% Asian 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Portuguese 3% Lithuanian 2% Swedish 2%
• Foreign-born: 32% · Canada, South Korea, Vietnam
• Languages at home: 57% English-only · Spanish 18% Other Indo-European 3% Russian/Polish/Slavic 3%

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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: ▼ -623.87%
• Current HPI: 327.5371
• Rent YoY: ▲ 2.33%
• Metro: Seattle-Tacoma-Bellevue, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

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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

1 event — show timeline

• 2025-07-09 Listed $199,000 NWMLS as Distributed by MLS Grid