1510 Maple Ln #5 · Kent, WA 98030

$234,987

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 16 Days on market

Built 2026 Est $170k · 38% over

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Why this score? — see what drove the D 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 +17.2/30.0
• DSCR +5.4/10.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 2026 manufactured home on a quiet dead-end street in a premier, highly sought-after 55+ community! This immaculate 3-bedroom home offers a modern, spacious floor plan designed for effortless living. Enjoy a plethora of quality upgrades and a massive great room perfect for entertaining. The primary suite features a stunning, custom-titled walk-in master shower. Modern finishes, bright natural light, and premium insulation throughout. Quiet, peaceful location, with walking trails on the river and just minutes to local shopping, dining, and transit. Turn-key and ready for you to move right in! Schedule your tour today.

Key facts

• 2 parking spots
• Built 2026
• Listed 15 days

Tags

• QUIET DEAD-END STREET
• WALKING TRAILS ON THE RIVER

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Land lease amount: $1,312; Listing terms: Cash, FHA
• HOA & community: Walnut Grove manufactured home park; 37 homes in park; Senior community; Park approved for sale; Trails in park; Land lease

Exterior

• Parking: 2 open/uncovered parking spaces
• Utilities: Public water; City of Kent water and sewer; PSE power; Electric water heater; Cable (Xfinity); Internet (Xfinity/Comcast)
• Home design: Manufactured double-wide home (Cavco model 28563L); One level; Mobile home remains; Skirted with wood; Bath off primary; Walk-in closet
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation with tie-downs; Manufactured after 6/15/1976
• Exterior features: Wood exterior; Wood products; Patio/porch/deck; Landscaped; Dead end street; Paved

Interior

• Kitchen: Refrigerator; Stove/Range; Kitchen with eating space; Walk-in pantry
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Electric energy source
• Interior features: Fireplace (electric); Water heater
• Laundry & utility: Utility room; Water heater located in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $227k (3.6% below list).
• Recommended offer: $227k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.7% 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: schools C-, 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.
• Market conditions: Rents rising (+3.7%/yr); 173 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $22k; list at $235k implies a 968% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $226,621 (3.6% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $169,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 Maple Ln #35	0.07mi	3/2.0	1,400 (-3%)	7mo	$165,000	$118	86

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-25,795
• Equity at exit: $35,037

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,794
• Equity at exit: $20,317

Cash invested: $65,796 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $166

Break-even live

Break-even rent $2,056

Max offer price $234,987

Occupancy floor 88%

Sensitivity live

Price	-10% $329	-5% $248	+0% $166	+5% $85	+10% $4
Rent	-10% $-13	-5% $77	+0% $166	+5% $256	+10% $345
Rate	-1.0pp $285	-0.5pp $226	base $166	+0.5pp $105	+1.0pp $44

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: $58,747
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Maple Ln Apt 2 Kent, WA	2.0	1.0	930	$1,850	$1.99	5d	1	0.11mi
724 2nd Ave S Kent, WA	2.0	1.0	875	$1,699	$1.94	44d	1	0.70mi
1220 E Laurel St Kent, WA	3.0	2.0	1580	$2,995	$1.90	13d	1	0.71mi
713 3rd Ave S Kent, WA	3.0	2.5	1350	$2,795	$2.07	44d	1	0.78mi
702 5th Ave S Kent, WA	2.0–3.0	1.5	1150	$2,400	$2.09	5d	3	0.84mi
707 6th Ave S Unit F103 Kent, WA	2.0	1.5	979	$1,700	$1.74	44d	1	0.89mi
25426 98th Ave S Kent, WA	3.0	1.0	690	$2,576	$3.73	5d	18	0.92mi
10031 SE 258th Pl Kent, WA	3.0	2.0–2.5	1454	$2,968	$2.04	4d	3	0.94mi
622 6th Ave S Kent, WA	3.0	2.0	1114	$2,999	$2.69	44d	1	0.94mi
9626 S 252nd St Kent, WA	2.0	1.0	880	$1,675	$1.90	3d	4	1.01mi
1254 Weiland St Kent, WA	2.0	1.0	974	$1,550	$1.59	44d	1	1.09mi
106 Kensington Ave S #102 Kent, WA	3.0	1.0	881	$1,650	$1.87	25d	1	1.09mi
25035 98th Pl S Kent, WA	2.0	1.0	900	$2,200	$2.44	44d	1	1.09mi
106 Kensington Ave S Unit 104 Kent, WA	3.0	1.0	881	$1,695	$1.92	44d	1	1.09mi
1462 51st Pl NE Auburn, WA	3.0	2.5	1539	$2,900	$1.88	3d	1	1.12mi
4750 Auburn Way N Auburn, WA	1.0–4.0	1.0–2.0	1011	$2,417	$2.39	0d	9	1.13mi
24802 99th Pl S Kent, WA	1.0–2.0	1.0–2.0	817	$2,419	$2.96	3d	9	1.22mi
420 W Smith St Kent, WA	2.0	1.0–2.0	704	$2,321	$3.30	3d	8	1.25mi
24808 100th Pl SE Kent, WA	1.0–2.0	1.0–2.0	812	$2,461	$3.03	3d	12	1.28mi
10433 SE Kent Kangley Rd Kent, WA	1.0–2.0	1.0–2.0	776	$1,845	$2.38	5d	7	1.30mi
802 45th St NE Auburn, WA	1.0–3.0	1.0–2.0	934	$2,499	$2.68	0d	11	1.31mi
24928 103rd Ave SE Apt D302 Kent, WA	2.0	2.0	886	$2,095	$2.36	22d	1	1.32mi
443 Ramsay Way Kent, WA	1.0–2.0	1.0–2.0	728	$2,249	$3.09	2d	13	1.37mi
10215 SE 248th St Kent, WA	2.0–3.0	2.0	1240	$2,895	$2.33	44d	3	1.37mi
10215 SE 248th St Kent, WA	3.0	2.0	1250	$2,895	$2.32	21d	1	1.37mi
10710 SE 256th St Kent, WA	2.0	2.0	1029	$2,200	$2.14	2d	5	1.41mi
703 Woodford Ave N Apt 2 Kent, WA	2.0	1.5	928	$1,885	$2.03	5d	1	1.45mi
703 Woodford Ave N Unit 2A Kent, WA	2.0	1.5	928	$1,885	$2.03	5d	1	1.45mi
10841 SE Kent Kangley Rd Kent, WA	2.0	1.0	900	$1,812	$2.01	5d	3	1.49mi

Listing history 10 events

1. 2026-06-21
   days on market $234,987 Active 16 DOM
2. 2026-06-18
   days on market $234,987 Active 13 DOM
3. 2026-06-17
   pricedays on market $234,987 Active 12 DOM
4. 2026-06-16
   days on market $240,000 Active 11 DOM
5. 2026-06-15
   days on market $240,000 Active 10 DOM
6. 2026-06-13
   days on market $240,000 Active 8 DOM
7. 2026-06-09
   days on market $240,000 Active 4 DOM
8. 2026-06-08
   days on market $240,000 Active 3 DOM
9. 2026-06-07
   remarks 635-char remark
10. 2026-06-07
    listed $240,000 Active 2 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 5/10 Major FEMA zone X · 27% 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: $27,195
• − Mortgage interest: −$13,163
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − Depreciation: −$6,836
• Taxable loss: −$1,855
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $2,442/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

+1404.7% since first listed

12 events — show timeline

• 2026-06-05 Listed $240,000 NWMLS as Distributed by MLS Grid
• 2019-10-31 Sold (MLS) $22,000 NWMLS as Distributed by MLS Grid
• 2019-10-28 Pending — NWMLS as Distributed by MLS Grid
• 2019-10-24 Pending — NWMLS as Distributed by MLS Grid
• 2019-09-27 Price Changed $25,000 NWMLS as Distributed by MLS Grid
• 2019-08-08 Listed $35,000 NWMLS as Distributed by MLS Grid
• 2016-03-30 Sold (MLS) $18,000 NWMLS as Distributed by MLS Grid
• 2016-03-14 Pending — NWMLS as Distributed by MLS Grid
• 2016-03-01 Listed $20,000 NWMLS as Distributed by MLS Grid
• 2008-08-29 Sold (MLS) $15,000 NWMLS as Distributed by MLS Grid
• 2008-08-28 Delisted — NWMLS as Distributed by MLS Grid
• 2008-04-26 Listed $15,950 NWMLS as Distributed by MLS Grid