11330 E Riverside Dr #25 · Bothell, WA 98011

$90,000

2 bd · 1.0 ba · 910 sqft · Manufactured · 55 Days on market

Built 1974 $99/sqft · 25% below area Est $120k · 25% 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 +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this wonderful home in the River Shores 55+ Community! Complete with a 30 year roof (2016), updated kitchen (2021), and a remodeled bathroom, made accessible (2024), this home has plenty to offer! Freshly painted, and with newer floors, the home also comes with its own carport with storage, which can park two cars! The neighborhood is peaceful and perfect for those looking to downsize! Don’t miss out on this great opportunity to own a piece of the River Shores Community!

Key facts

• Remodeled bathroom
• Accessible bathroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• REMODELED BATHROOM
• ACCESSIBLE BATHROOM
• CARPORT WITH STORAGE

Property features AI

Finance

• Financial info: Listing terms: Cash
• HOA & community: Located in River Shores mobile home park; Monthly land lease of $880

Exterior

• Parking: Carport
• Utilities: Electric power
• Home design: Manufactured single-wide home; One level; Faces west; Mobile home remains on site; Manufactured home park approved for sale (River Shores)
• Construction: Metal/vinyl construction; Composition roof; Manufactured house structure
• Exterior features: Metal/vinyl exterior; Composition roof

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 shower
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Microwave; Refrigerator; Laminate flooring
• Laundry & utility: Water heater accessible from outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

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 $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 1.5% in Bothell — 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 83/100 on livability (#53 in WA, #962 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: amenities C-, 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 flat; 180 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $622 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 + 0.2% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $90k implies a 309% gain — meaningful room to come down on a strong offer.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.53% ✓
• Cap rate: 21.98%
• Cash-on-cash: 56.03%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $119,871
• List price: $90,000
• Delta: -24.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11330 E Riverside Dr #24	0.06mi	3/1.0 (+1)	980 (+8%)	3mo	$68,000	$69	77
11330 E Riverside Dr #8	0.00mi	2/2.0	858 (-6%)	22mo	$129,000	$150	68
17114 117th Ct NE	0.23mi	2/2.0	864 (-5%)	12mo	$350,000	$405	66
11330 E Riverside Dr #47	0.06mi	2/1.0	800 (-12%)	14mo	$95,000	$119	65
17205 119th Ave NE	0.36mi	2/2.0	924 (+2%)	14mo	$499,878	$541	65
11330 E Riverside Dr #12	0.00mi	2/1.0	784 (-14%)	23mo	$139,950	$179	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 · 0.25% rent growth · sell at horizon

5-year hold

• IRR: 47.6%
• Equity multiple: 2.99×
• Total profit: $50,073
• Equity at exit: $13,419

10-year hold

• IRR: 52.1%
• Equity multiple: 5.41×
• Total profit: $111,150
• Equity at exit: $7,782

Cash invested: $25,200 (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 98011

• Rents YoY: 0.2%
• Active inventory: 180
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $1,110

Break-even live

Break-even rent $871

Max offer price $90,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,172	-5% $1,141	+0% $1,110	+5% $1,079	+10% $1,048
Rent	-10% $930	-5% $1,020	+0% $1,110	+5% $1,200	+10% $1,290
Rate	-1.0pp $1,156	-0.5pp $1,133	base $1,110	+0.5pp $1,087	+1.0pp $1,063

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11119 Woodinville Dr Bothell, WA	1.0–2.0	1.0	680	$1,800	$2.65	0d	3	0.13mi
10620 NE 175th St Bothell, WA	2.0	1.0	802	$1,725	$2.15	3d	1	0.46mi
10620 E Riverside Dr Unit 1 Bothell, WA	1.0	1.0	540	$1,500	$2.78	22d	1	0.46mi
10620 E Riverside Dr Unit 306 Bothell, WA	2.0	1.0	754	$1,695	$2.25	22d	1	0.46mi
16125 Juanita Woodinville Way NE Bothell, WA	1.0–2.0	1.0–2.5	921	$2,800	$3.04	44d	4	0.59mi
12109 Woodinville Dr Bothell, WA	1.0–3.0	1.0–2.0	965	$2,322	$2.41	5d	7	0.61mi
17101 123rd Pl NE Bothell, WA	2.0	2.0	957	$2,500	$2.61	44d	1	0.61mi
12315 NE Woodinville Dr Woodinville, WA	1.0	1.0	610	$1,725	$2.83	3d	2	0.65mi
15515 Juanita Woodinville Way NE Bothell, WA	1.0–2.0	1.0–2.0	999	$2,913	$2.91	0d	12	0.66mi
10730 Beardslee Blvd Bothell, WA	1.0–2.0	1.0–1.5	793	$2,195	$2.77	44d	2	0.68mi
10735 Ross Rd Bothell, WA	1.0	1.0	620	$1,530	$2.47	24d	1	0.73mi
18414 104th Ave NE Bothell, WA	1.0–2.0	1.0–2.0	957	$2,999	$3.13	0d	10	0.77mi
18120 102nd Ave NE Bothell, WA	2.0	1.0–2.0	833	$3,046	$3.65	2d	7	0.78mi
10416 NE 185th St Bothell, WA	1.0	1.0	528	$2,029	$3.84	2d	3	0.79mi
18420 102nd Ave NE Bothell, WA	1.0–2.0	1.0–2.0	800	$2,991	$3.74	0d	10	0.85mi
12717 NE 171st Ln Unit O Woodinville, WA	2.0	2.0	950	$2,375	$2.50	2d	1	0.86mi
12717 NE 171st Ln Unit O Woodinville, WA	2.0	2.0	950	$2,375	$2.50	11d	1	0.86mi
10324 NE 186th St Unit 1 Bothell, WA	2.0	1.5	1108	$2,300	$2.08	44d	1	0.88mi
18101 126th Ave NE Bothell, WA	1.0–3.0	1.0–2.0	921	$2,577	$2.80	0d	39	0.89mi
19128 112th Ave NE Bothell, WA	1.0–2.0	1.0–2.0	1031	$3,105	$3.01	0d	15	0.91mi
10315 NE 187th St Bothell, WA	2.0	1.5	900	$2,150	$2.39	44d	1	0.92mi
18141 Bothell Way NE Bothell, WA	1.0–2.0	1.0–2.0	909	$4,434	$4.88	0d	25	0.98mi
10144 NE 187th St Apt 52 Bothell, WA	1.0	1.0	650	$1,495	$2.30	5d	1	0.98mi
10295 NE 189th St Bothell, WA	2.0	1.0	960	$2,150	$2.24	12d	2	1.00mi
12207 NE 191st St Bothell, WA	3.0	1.0–3.0	1339	$3,775	$2.82	0d	1	1.01mi
18333 Bothell Way NE Bothell, WA	1.0	1.0	802	$2,159	$2.69	3d	9	1.03mi
9924 NE 185th St Bothell, WA	1.0–3.0	1.0–2.0	1194	$2,952	$2.47	2d	7	1.07mi
18307 98th Ave NE Bothell, WA	1.0–2.0	1.0–2.0	769	$2,760	$3.59	2d	4	1.09mi
13305 NE 171st St Woodinville, WA	1.0–2.0	1.0–2.0	798	$2,750	$3.44	0d	24	1.13mi
9525 NE 180th St Unit 303 Bothell, WA	2.0	2.0	1080	$2,375	$2.20	5d	1	1.14mi
9525 NE 180th St Unit 306 Bothell, WA	1.0	1.0	740	$1,900	$2.57	3d	1	1.14mi
9517 NE 180th St Bothell, WA	1.0	1.0	730	$1,900	$2.60	25d	2	1.15mi
9517 NE 180th St Unit B106 Bothell, WA	1.0	1.0	730	$2,200	$3.01	21d	1	1.15mi
9517 NE 180th St Unit B207 Bothell, WA	2.0	1.0	840	$1,850	$2.20	3d	1	1.15mi
9634 Thorsk St Bothell, WA	1.0	1.0	661	$2,035	$3.08	2d	5	1.18mi
9505 NE 180th St Unit 102 Bothell, WA	2.0	2.0	1070	$2,595	$2.43	12d	1	1.19mi
17725 Hall Rd Bothell, WA	1.0–2.0	1.0	772	$1,950	$2.52	0d	2	1.19mi
18125 96th Ave NE Unit 7 Bothell, WA	2.0	1.0	900	$1,845	$2.05	0d	1	1.19mi
18125 96th Ave NE Apt 6 Bothell, WA	2.0	1.0	900	$1,895	$2.11	44d	1	1.19mi
18125 96th Ave NE Unit 4 Bothell, WA	2.0	1.0	900	$1,725	$1.92	25d	1	1.19mi

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 55 DOM
2. 2026-06-17
   days on market $90,000 Active 54 DOM
3. 2026-06-16
   days on market $90,000 Active 53 DOM
4. 2026-06-15
   days on market $90,000 Active 52 DOM
5. 2026-06-13
   days on market $90,000 Active 50 DOM
6. 2026-06-13
   days on market $90,000 Active 49 DOM
7. 2026-06-09
   days on market $90,000 Active 46 DOM
8. 2026-06-08
   days on market $90,000 Active 45 DOM
9. 2026-06-07
   days on market $90,000 Active 44 DOM
10. 2026-06-04
    days on market $90,000 Active 41 DOM
11. 2026-06-03
    days on market $90,000 Active 40 DOM
12. 2026-06-02
    days on market $90,000 Active 39 DOM
13. 2026-06-01
    days on market $90,000 Active 38 DOM
14. 2026-05-31
    days on market $90,000 Active 37 DOM
15. 2026-04-25
    price $90,000
16. 2026-04-24
    listed $94,000 Active
17. 2007-11-16
    soldstatus $22,000
18. 2007-11-08
    historical
19. 2007-10-01
    listed $26,950

ⓘ 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 · 15 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: $27,322
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$2,618
• Taxable income: $12,693
• Est. tax owed @ 24.0%: −$3,046
• After-tax cash flow: $10,277/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: 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 — Bothell

• Score: 83/100
• State rank: #53
• US rank: #962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bothell, WA
• County: King County · 2,251,916 people
• City population: 141,635
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 28,963
• Household income: $131,667
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1156.0

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 17% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 5% Italian 3% Romanian 3%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 7% Other Indo-European 6% Chinese 5%

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: ▼ -779.77%
• Current HPI: 400.5642
• Rent YoY: ▲ 0.25%
• 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

+234.0% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2026-04-24 Listed $94,000 NWMLS as Distributed by MLS Grid
• 2007-11-16 Sold (MLS) $22,000 NWMLS as Distributed by MLS Grid
• 2007-11-08 Delisted — NWMLS as Distributed by MLS Grid
• 2007-10-01 Listed $26,950 NWMLS as Distributed by MLS Grid