3001 S 288th St #74 · Federal Way, WA 98003

$110,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 295 Days on market

Built 1973 Good condition $112/sqft · 7% below area Est $118k · 7% under ↓ 27% since listing

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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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-kept mobile home offers comfortable living with updated flooring throughout and a generously sized kitchen featuring a rare double oven ideal for home cooks or hosting gatherings. Enjoy the privacy of a large side yard, complete with a spacious stand-alone storage and a peaceful fully fenced garden with several fruit trees. With ample parking and a quiet location within the convenient Camelot Square community, this home offers both functionality and outdoor charm. Don’t miss this unique opportunity!

Key facts

• Stand-alone storage
• Large side yard
• Fully fenced garden

Tags

• DOUBLE OVEN
• LARGE SIDE YARD
• STAND-ALONE STORAGE
• FULLY FENCED GARDEN
• FRUIT TREES
• QUIET LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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); 233 active listings in the ZIP; 35 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).
• This rent runs 30% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.72% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.79%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $117,969
• List price: $110,000
• Delta: -6.76%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3001 S 288TH St #111	0.02mi	2/1.0	980 (0%)	0mo	$105,000	$107	99
3001 S 288th St #343	0.00mi	3/2.0 (+1)	980 (0%)	1mo	$46,500	$47	90
3001 S 288th St #219	0.06mi	3/2.0 (+1)	980 (0%)	13mo	$157,000	$160	77
29401 Military Rd S #33	0.29mi	3/1.5 (+1)	980 (0%)	9mo	$118,000	$120	72
3001 S 288th Ave S #109	0.06mi	2/1.0	910 (-7%)	22mo	$53,400	$59	67
3001 S 288th St #282	0.20mi	3/2.0 (+1)	924 (-6%)	10mo	$125,000	$135	64
29401 Military Rd S #37	0.27mi	3/2.0 (+1)	1,031 (+5%)	9mo	$150,000	$145	62
2611 S 288th St #38	0.21mi	2/2.0	1,120 (+14%)	0mo	$99,000	$88	62
2611 S 288th St #69	0.21mi	2/2.0	1,056 (+8%)	18mo	$248,000	$235	58

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: 22.4%
• Equity multiple: 1.91×
• Total profit: $27,990
• Equity at exit: $16,401

10-year hold

• IRR: 29.9%
• Equity multiple: 3.60×
• Total profit: $79,938
• Equity at exit: $9,511

Cash invested: $30,800 (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: 233
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $739

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 56%

Sensitivity live

Price	-10% $815	-5% $777	+0% $739	+5% $701	+10% $663
Rent	-10% $589	-5% $664	+0% $739	+5% $814	+10% $889
Rate	-1.0pp $794	-0.5pp $767	base $739	+0.5pp $710	+1.0pp $681

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29307 32nd Pl S Auburn, WA	2.0	1.0	720	$2,100	$2.92	19d	1	0.20mi
29225 Military Rd S Federal Way, WA	1.0–2.0	1.0–2.0	811	$1,850	$2.28	4d	5	0.27mi
28623 Military Rd S Unit A10 Federal Way, WA	1.0	1.5	680	$1,425	$2.10	44d	1	0.50mi
2500 S 286th Pl Unit C Federal Way, WA	2.0	2.0	1002	$1,650	$1.65	13d	1	0.50mi
2500 S 286th Pl Unit A Federal Way, WA	2.0	2.0	1002	$1,795	$1.79	13d	1	0.50mi
28700 34th Ave S Auburn, WA	2.0	2.0	1020	$2,418	$2.37	0d	14	0.52mi
2015 S 301st St Federal Way, WA	3.0	1.5	1120	$2,800	$2.50	3d	1	0.71mi
1839 S 286th Ln Apt S101 Federal Way, WA	2.0	2.0	953	$2,100	$2.20	0d	1	0.78mi
1839 S 286th Ln Apt S202 Federal Way, WA	2.0	2.0	926	$1,795	$1.94	25d	1	0.78mi
29421 Pacific Hwy S Federal Way, WA	1.0–2.0	1.0–2.0	850	$1,645	$1.94	0d	7	0.79mi
28620 Pacific Hwy S Federal Way, WA	3.0	1.0–2.0	650	$1,956	$3.01	25d	1	0.82mi
28606 Pacific Hwy S Federal Way, WA	2.0–4.0	1.0–2.0	1138	$1,675	$1.47	6d	3	0.87mi
28425 18th Ave S Federal Way, WA	1.0–2.0	1.0	787	$1,929	$2.45	0d	4	0.89mi
28606 16th Ave S Federal Way, WA	2.0	2.0	888	$2,200	$2.48	0d	1	0.91mi
28120 18th Ave S Federal Way, WA	1.0–2.0	1.0–1.5	914	$2,099	$2.30	0d	9	0.94mi
1737 S 305th Pl Unit 4 Federal Way, WA	2.0	1.0	950	$2,000	$2.11	44d	1	1.03mi
28614 46th Ave S Unit 1 Auburn, WA	2.0	1.0	800	$1,900	$2.38	25d	1	1.03mi
30602 Pacific Hwy S Federal Way, WA	1.0–2.0	1.0–1.5	950	$1,695	$1.78	0d	15	1.03mi
1916 S 308th St Federal Way, WA	3.0	1.0	1040	$2,395	$2.30	44d	1	1.06mi
1650 S 308th St Federal Way, WA	1.0–2.0	1.0	850	$1,495	$1.76	6d	3	1.10mi
30813 19th Pl S Federal Way, WA	2.0	1.0	900	$2,195	$2.44	3d	1	1.12mi
2201 S 312th St Federal Way, WA	1.0	1.0	725	$1,799	$2.48	6d	1	1.26mi
2609 S 272nd St #33 Kent, WA	1.0	1.0	557	$1,500	$2.69	16d	1	1.27mi
2617 S 272nd St Unit Apt Kent, WA	2.0	2.0	825	$1,895	$2.30	44d	1	1.27mi
2613 S 272nd St #21 Kent, WA	2.0	1.0	728	$1,795	$2.47	6d	1	1.27mi
2211 S Star Lake Rd Federal Way, WA	1.0–3.0	1.0–2.0	902	$1,850	$2.05	0d	43	1.28mi
1818 S 311th Pl Unit 28-06 Federal Way, WA	1.0	1.0	800	$1,557	$1.95	44d	1	1.28mi
2613 S 272nd St Federal Way, WA	2.0	1.0	728	$1,795	$2.47	6d	1	1.28mi
31224 Pete Von Reichbauer Way S Federal Way, WA	1.0	1.0	674	$1,738	$2.58	0d	1	1.29mi
31224 Pete Von Reichbauer Way S Federal Way, WA	1.0	1.0	674	$1,738	$2.58	44d	3	1.29mi
2601 S 272nd St Federal Way, WA	2.0	2.0	825	$1,700	$2.06	13d	1	1.30mi
31420 23rd Ave S Federal Way, WA	1.0–2.0	1.0	578	$1,477	$2.56	3d	11	1.33mi
2517 S 316th Ln Federal Way, WA	1.0–2.0	1.0–2.0	825	$2,010	$2.44	0d	4	1.39mi
31003 14th Ave S Unit A Federal Way, WA	1.0	1.0	630	$1,450	$2.30	44d	1	1.45mi
31003 14th Ave S Unit C16 Federal Way, WA	1.0	1.0	623	$1,500	$2.41	44d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $110,000 Active 295 DOM
2. 2026-06-18
   days on market $110,000 Active 292 DOM
3. 2026-06-17
   days on market $110,000 Active 291 DOM
4. 2026-06-16
   days on market $110,000 Active 290 DOM
5. 2026-06-15
   days on market $110,000 Active 289 DOM
6. 2026-06-13
   days on market $110,000 Active 287 DOM
7. 2026-06-09
   days on market $110,000 Active 283 DOM
8. 2026-06-08
   days on market $110,000 Active 282 DOM
9. 2026-06-07
   days on market $110,000 Active 281 DOM
10. 2026-06-04
    days on market $110,000 Active 278 DOM
11. 2026-06-03
    days on market $110,000 Active 277 DOM
12. 2026-06-02
    days on market $110,000 Active 276 DOM
13. 2026-06-01
    days on market $110,000 Active 275 DOM
14. 2026-05-31
    days on market $110,000 Active 274 DOM
15. 2026-05-02
    price $110,000
16. 2026-03-03
    status Active
17. 2026-03-01
    historical
18. 2025-11-12
    price $120,000
19. 2025-08-28
    listed $150,000 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: $22,770
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$3,200
• Taxable income: $7,565
• Est. tax owed @ 24.0%: −$1,816
• After-tax cash flow: $7,050/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home offers updated features and a spacious side yard, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ 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: 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

-26.7% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $110,000 NWMLS as Distributed by MLS Grid
• 2026-03-03 Relisted — NWMLS as Distributed by MLS Grid
• 2026-03-01 Delisted — NWMLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $120,000 NWMLS as Distributed by MLS Grid
• 2025-08-28 Listed $150,000 NWMLS as Distributed by MLS Grid