2611 S 288th St #74 · Federal Way, WA 98003

$129,599

2 bd · 2.0 ba · 1,568 sqft · Condo · 147 Days on market

Built 1991 $83/sqft · 7% below area Est $140k · 7% under

---

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
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable corner lot in the Parkwood Lane 55+ gated community! 50-year roof installed in 2016. Newer Bath Fitter guest shower & walk in jetted tub in primary, utility shed, covered patio, carport with extra storage, & Newer heat pump for year-around comfort, including AC. Maintained & tons of natural light from windows & vaulted ceiling, circular plan connecting kitchen, living room, dining room, & additional eating space. Kitchen and laundry have new laminate flooring and there is Berber carpet in the living area. Check out the huge walk-in closet & master suite! New hot water heater 2024.

Key facts

• Gated community
• 50 year roof
• Utility shed

Tags

• CORNER LOT
• GATED COMMUNITY
• 50 YEAR ROOF
• BATH FITTER GUEST SHOWER
• WALK IN JETTED TUB
• UTILITY SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: schools C-, 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.
• Market conditions: Rents rising (+2.3%/yr); 231 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 37% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $896 of loan paydown is wiped out by about $4k 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 + 2.3% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $130k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $114,047 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.78% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.86%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $139,825
• List price: $129,599
• Delta: -7.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.18×
• Total profit: $42,654
• Equity at exit: $19,324

10-year hold

• IRR: 35.5%
• Equity multiple: 4.16×
• Total profit: $114,775
• Equity at exit: $11,205

Cash invested: $36,288 (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 98003

• Rents YoY: 2.3%
• Active inventory: 231
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$680
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,024

Break-even live

Break-even rent $1,007

Max offer price $129,599

Occupancy floor 51%

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: $32,400
• Closing costs: $3,888
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29305 33rd Ave S Auburn, WA	3.0	1.0	1320	$2,875	$2.18	44d	1	0.39mi
28606 Pacific Hwy S Federal Way, WA	2.0–4.0	1.0–2.0	1138	$1,675	$1.47	5d	3	0.69mi
28120 18th Ave S Federal Way, WA	2.0	1.0–1.5	986	$1,949	$1.98	2d	8	0.73mi
2015 S 301st St Federal Way, WA	3.0	1.5	1120	$2,800	$2.50	2d	1	0.80mi
4216 S 297th Pl Auburn, WA	3.0	2.5	1440	$3,000	$2.08	22d	1	0.94mi
2211 S Star Lake Rd Federal Way, WA	1.0–3.0	1.0–2.0	902	$1,840	$2.04	2d	45	1.05mi
30602 Pacific Hwy S Federal Way, WA	1.0–2.0	1.0–1.5	950	$1,695	$1.78	3d	12	1.15mi
30331 15th Ct S Unit 03 Federal Way, WA	2.0	1.5	1135	$2,295	$2.02	43d	1	1.16mi
2717 S 268th Pl Kent, WA	3.0	3.0	1550	$3,390	$2.19	5d	1	1.31mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $129,599 Active 147 DOM
2. 2026-06-17
   days on market $129,599 Active 146 DOM
3. 2026-06-16
   days on market $129,599 Active 145 DOM
4. 2026-06-15
   days on market $129,599 Active 144 DOM
5. 2026-06-13
   pricedays on market $129,599 Active 142 DOM
6. 2026-06-09
   days on market $132,000 Active 138 DOM
7. 2026-06-08
   days on market $132,000 Active 137 DOM
8. 2026-06-07
   days on market $132,000 Active 136 DOM
9. 2026-06-04
   days on market $132,000 Active 133 DOM
10. 2026-06-03
    days on market $132,000 Active 132 DOM
11. 2026-06-02
    days on market $132,000 Active 131 DOM
12. 2026-06-01
    days on market $132,000 Active 130 DOM
13. 2026-05-31
    days on market $132,000 Active 129 DOM
14. 2026-04-14
    price $132,000
15. 2026-03-20
    price $135,000
16. 2026-01-22
    listed $140,000 Active
17. 2016-07-28
    soldstatus $72,800 Sold
18. 2016-06-30
    status Pending
19. 2016-06-10
    price $74,800
20. 2016-05-16
    status Active
21. 2016-05-11
    status Pending
22. 2016-04-19
    listed $84,000 Active
23. 1994-06-14
    soldstatus $1,481,166

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

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $741 · $62/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$530/yr (+$44/mo · 71.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $27,637
• − Mortgage interest: −$7,260
• − Property taxes: −$741
• − Insurance: −$648
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$3,770
• Taxable income: $10,797
• Est. tax owed @ 24.0%: −$2,591
• After-tax cash flow: $9,698/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: 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

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 · 2,251,916 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: 2895.0

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 0.79)
• 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%

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

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

-91.1% since first listed

10 events — show timeline

• 2026-04-14 Price Changed $132,000 NWMLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $135,000 NWMLS as Distributed by MLS Grid
• 2026-01-22 Listed $140,000 NWMLS as Distributed by MLS Grid
• 2016-07-28 Sold (MLS) $72,800 NWMLS as Distributed by MLS Grid
• 2016-06-30 Pending — NWMLS as Distributed by MLS Grid
• 2016-06-10 Price Changed $74,800 NWMLS as Distributed by MLS Grid
• 2016-05-16 Relisted — NWMLS as Distributed by MLS Grid
• 2016-05-11 Pending — NWMLS as Distributed by MLS Grid
• 2016-04-19 Listed $84,000 NWMLS as Distributed by MLS Grid
• 1994-06-14 Sold (Public Records) $1,481,166 Public Records

Property tax history

+4.5%/yr

Latest (2025): $741 · +6.4% YoY. Source: county tax records.