4325 Issaquah Pine Lake Rd SE #704 · Sammamish, WA 98075

$290,400

1 bd · 1.0 ba · 903 sqft · Townhouse public records · 290 Days on market

Built 2002 $322/sqft · 34% below area Est $442k · 34% under $400/mo HOA · 17% of rent

---

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).

• ARV discount +15.0/15.0
• Schools +7.3/10.0
• Cash flow +6.6/30.0
• Livability +4.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

NO REPRESENTATION TO THE VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHEREIN. Interior inspections are not available; do not trespass!

Key facts

• $400 HOA
• Garage
• Built 2002

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-478 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (18.9% below list).
• Recommended offer: $206k (29.1% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 1.3% in Sammamish — 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 87/100 on livability (#13 in WA, #254 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Issaquah School District (suburban): math 77% / reading 81% proficiency, ranked #4 of 291 in WA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Sunny Hills Elementary (559 students, 10% FRL); Pine Lake Middle School (900 students, 5% FRL); Skyline High School (2,170 students, 7% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 169 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• This rent is only 11% of the median local income ($250k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 290 days — a 12% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $62k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $205,985 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 10.3

CMA / ARV

• ARV (median comp): $441,791
• List price: $290,400
• Delta: -34.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4081 224th Ln SE #211	0.63mi	1/1.0	886 (-2%)	7mo	$335,000	$378	62
4266 221st Ct SE #1090	0.59mi	1/1.0	940 (+4%)	7mo	$395,000	$420	60
4254 221st Pl SE #1088	0.62mi	1/1.0	848 (-6%)	2mo	$340,000	$401	59
4228 221st Pl SE #1083	0.65mi	1/1.0	848 (-6%)	1mo	$355,000	$419	58
4133 224th Ln SE #111	0.55mi	1/1.0	886 (-2%)	16mo	$325,000	$367	58
4222 221st Pl SE #1081	0.67mi	1/1.0	848 (-6%)	1mo	$360,000	$425	58
22142 SE 40th Ln #1121	0.74mi	1/1.0	870 (-4%)	2mo	$349,000	$401	57
22539 SE 42nd Ter #1189	0.46mi	1/1.5	1,012 (+12%)	3mo	$415,000	$410	54
4109 224th Ln SE #110	0.59mi	1/1.0	832 (-8%)	16mo	$330,000	$397	46
22405 SE 42nd Ter #1174	0.52mi	2/2.0 (+1)	1,012 (+12%)	3mo	$444,000	$439	44
3941 226th Pl SE #111	0.66mi	1/1.0	818 (-9%)	15mo	$320,000	$391	41
4152 Providence Point Dr SE #207	0.67mi	1/1.5	1,012 (+12%)	11mo	$350,000	$346	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.5%
• Equity multiple: -0.03×
• Total profit: $-84,155
• Equity at exit: $43,300

10-year hold

• IRR: -65.4%
• Equity multiple: -0.70×
• Total profit: $-138,172
• Equity at exit: $25,108

Cash invested: $81,312 (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 98075

• Rents YoY: -1.4%
• Active inventory: 169
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$1,523
• Tax from tax record: −$295 /mo · $3,535/yr
• Insurance: −$121
• HOA: −$400
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-478

Break-even live

Break-even rent $2,960

Max offer price $205,985

Occupancy floor —

Sensitivity live

Price	-10% $-313	-5% $-396	+0% $-478	+5% $-560	+10% $-642
Rent	-10% $-664	-5% $-571	+0% $-478	+5% $-385	+10% $-292
Rate	-1.0pp $-332	-0.5pp $-404	base $-478	+0.5pp $-553	+1.0pp $-630

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: $72,600
• Closing costs: $8,712
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4425 Issaquah Pine Lake Rd SE Sammamish, WA	1.0–3.0	1.0–3.0	1134	$2,470	$2.18	0d	13	0.25mi
4081 224th Ln SE #302 Issaquah, WA	2.0	2.0	1075	$2,600	$2.42	45d	1	0.66mi
4902 Issaquah Pine Lake Rd SE Sammamish, WA	1.0	1.0	700	$1,800	$2.57	19d	1	0.81mi
5105 Issaquah Pine Lake Rd SE Issaquah, WA	2.0	1.0–2.0	907	$2,480	$2.73	1d	8	0.89mi
3070 230th Ln SE Sammamish, WA	1.0–3.0	1.0–2.0	874	$2,035	$2.33	0d	18	1.03mi
22500 SE 56th St Issaquah, WA	3.0	1.0–2.5	1046	$2,506	$2.39	0d	7	1.14mi
22720 SE 29th St Sammamish, WA	2.0–3.0	2.0	1130	$2,600	$2.30	19d	2	1.18mi
23520 SE Issaquah Fall City Rd Unit R Issaquah, WA	2.0	1.0	550	$2,300	$4.18	45d	1	1.24mi
25025 SE Klahanie Blvd Unit C102 Sammamish, WA	2.0	1.0	950	$2,095	$2.21	45d	1	1.25mi
23425 SE Black Nugget Rd Issaquah, WA	1.0–3.0	1.0–3.0	1270	$2,770	$2.18	0d	25	1.33mi
25235 SE Klahanie Blvd Unit C201 Sammamish, WA	1.0	1.0	719	$2,100	$2.92	26d	1	1.42mi
25235 SE Klahanie Blvd Unit C204 Sammamish, WA	1.0	1.0	719	$2,100	$2.92	7d	1	1.42mi
906 NE Lilac St Issaquah, WA	1.0–3.0	1.0–2.5	1081	$2,549	$2.36	0d	16	1.45mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 25 events

1. 2026-06-21
   days on market $290,400 Active 290 DOM
2. 2026-06-18
   days on market $290,400 Active 287 DOM
3. 2026-06-17
   days on market $290,400 Active 286 DOM
4. 2026-06-16
   days on market $290,400 Active 285 DOM
5. 2026-06-15
   days on market $290,400 Active 284 DOM
6. 2026-06-13
   days on market $290,400 Active 282 DOM
7. 2026-06-13
   days on market $290,400 Active 281 DOM
8. 2026-06-09
   days on market $290,400 Active 278 DOM
9. 2026-06-08
   days on market $290,400 Active 277 DOM
10. 2026-06-07
    days on market $290,400 Active 276 DOM
11. 2026-06-04
    days on market $290,400 Active 273 DOM
12. 2026-06-03
    days on market $290,400 Active 272 DOM
13. 2026-06-02
    days on market $290,400 Active 271 DOM
14. 2026-06-01
    days on market $290,400 Active 270 DOM
15. 2026-05-31
    days on market $290,400 Active 269 DOM
16. 2026-04-07
    price $290,400
17. 2025-10-22
    price $325,600
18. 2025-09-04
    listed $352,000 Active
19. 2022-04-26
    soldstatus $503,000
20. 2018-06-21
    soldstatus $405,999 Sold
21. 2018-06-21
    soldstatus $405,989
22. 2018-05-23
    status Pending
23. 2018-05-17
    listed $400,000 Active
24. 2003-07-25
    soldstatus $169,990
25. 2003-04-15
    listed $169,990

ⓘ 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: $3,535 · $295/mo
• Projected year-2 tax: $3,535 · $295/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 14 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: $28,262
• − Mortgage interest: −$16,267
• − Property taxes: −$3,535
• − Insurance: −$1,452
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − HOA: −$4,800
• − Depreciation: −$8,448
• Taxable loss: −$10,761
• Est. tax savings @ 24.0%: +$2,583
• After-tax cash flow: $-3,152/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: Issaquah School District
• NCES district ID: 5303750
• Math proficiency: 77% ▼ -1.00%
• Reading proficiency: 81% ▲ 1.00%
• Median HH income: $109,747
• Composite: 73.35/100
• National rank: #339
• State rank: #4 of 291 in WA

Livability — Sammamish

• Score: 87/100
• State rank: #13
• US rank: #254

Category grades

Amenities F 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: Sammamish, WA
• County: King County · 2,251,916 people
• City population: 56,259
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 25,498
• Household income: $250,001
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 156.0

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 0.62)
• Race & ethnicity: White 50% Asian 35% Two or more races 8% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Scotch-Irish 2% Portuguese 2% Italian 2%
• Foreign-born: 35% · China, Canada, South Korea
• Languages at home: 63% English-only · Chinese 11% Other Indo-European 10% Other Asian/Pacific 6%

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: ▼ -870.51%
• Current HPI: 390.4984
• Rent YoY: ▼ -1.39%
• 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

+70.8% since first listed

10 events — show timeline

• 2026-04-07 Price Changed $290,400 NWMLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $325,600 NWMLS as Distributed by MLS Grid
• 2025-09-04 Listed $352,000 NWMLS as Distributed by MLS Grid
• 2022-04-26 Sold (Public Records) $503,000 Public Records
• 2018-06-21 Sold (Public Records) $405,989 Public Records
• 2018-06-21 Sold (MLS) $405,999 NWMLS as Distributed by MLS Grid
• 2018-05-23 Pending — NWMLS as Distributed by MLS Grid
• 2018-05-17 Listed $400,000 NWMLS as Distributed by MLS Grid
• 2003-07-25 Sold (MLS) $169,990 NWMLS as Distributed by MLS Grid
• 2003-04-15 Listed $169,990 NWMLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $3,535 · -20.6% YoY. Source: county tax records.