18803 143RD Ct NE · Woodinville, WA 98072

$368,045

4 bd · 2.5 ba · 1,430 sqft · SingleFamily public records · 3 Days on market

Built 2002 2,643 sqft lot $46/mo HOA · 1% of rent ↓ 39% since listing

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Why this score? — see what drove the C- 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 +19.8/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 4-bedroom, 2.5 bath, 2 car tandem garage, new carpet, and a new roof installed last summer. Located in the highly desirable Northshore School District, this home offers functional floorplan perfect for comfortable everyday living. Conveniently located near shopping, dining, parks, theater, and easy access to I-405. A Regional Coalition for Housing (ARCH) property designed for first-time homebuyers only. ARCH Covenant and resale restrictions apply. Buyer must review and comply with ARCH program requirements and resale restriction covenant provisions. Financing must be obtained through a lender familiar with and able to lend on ARCH covenant homes sub

Key facts

• New carpet
• Functional floorplan
• Easy access to i-405

Tags

• NORTHSHORE SCHOOL DISTRICT
• FUNCTIONAL FLOORPLAN
• NEW CARPET
• NEW ROOF
• EASY ACCESS TO I-405

Property features AI

Finance

• Other: Association contact: Lauren Osborn - TSquare Properties
• Financial info: Listing terms: Conventional
• HOA & community: HOA with monthly fee of $46; Community governed by CCRs

Exterior

• Parking: Attached garage; Driveway; Covered parking for 2 cars
• Utilities: Electric energy source; Public water; Sewer connected; PSE power provider
• Home design: Single family residence (house); Two-story; Entry on main level; Northeast facing
• Construction: Built in 2002 (effective year); Wood construction; Composition roof; Poured concrete foundation
• Exterior features: Wood exterior; Corner lot; Level topography; Has view

Interior

• Kitchen: Kitchen with eating space; Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 4 bedrooms (all on upper level); Primary bedroom on upper level
• Flooring: Laminate flooring
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 half bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Fireplace (gas)
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $368k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/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 $358k (2.7% below list).
• Recommended offer: $358k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 1.2% in Woodinville — 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 86/100 on livability (#18 in WA, #349 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: 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 soft (-1.0%/yr); 196 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $3k of loan paydown is wiped out by about $11k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $358,210 (2.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.97% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $972,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14344 NE 188th Pl	0.02mi	4/2.5	1,430 (0%)	10mo	$368,046	$257	91
18616 144th Ave NE	0.09mi	3/3.0 (-1)	1,400 (-2%)	15mo	$880,000	$629	72
14536 NE 184th Pl	0.23mi	3/2.0 (-1)	1,290 (-10%)	11mo	$820,000	$636	57
13038 NE 184th Pl	0.73mi	3/2.0 (-1)	1,460 (+2%)	1mo	$993,141	$680	55
13204 NE 190th Pl	0.70mi	3/2.0 (-1)	1,470 (+3%)	8mo	$990,000	$673	50
18825 136th Ave NE	0.47mi	3/2.0 (-1)	1,380 (-4%)	23mo	$1,025,000	$743	46
13426 NE 190th Pl	0.58mi	3/2.0 (-1)	1,580 (+10%)	13mo	$900,000	$570	38
13205 NE 193rd Pl	0.74mi	3/2.0 (-1)	1,310 (-8%)	15mo	$1,175,000	$897	32
13222 NE 193rd Pl	0.72mi	3/1.5 (-1)	1,280 (-10%)	12mo	$1,100,000	$859	30
13236 NE 193rd Pl	0.69mi	3/1.5 (-1)	1,280 (-10%)	20mo	$975,000	$762	24

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-42,368
• Equity at exit: $54,877

10-year hold

• IRR: -7.3%
• Equity multiple: 0.59×
• Total profit: $-41,812
• Equity at exit: $31,822

Cash invested: $103,053 (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 98072

• Rents YoY: -1.0%
• Active inventory: 196
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,582 high
• Mortgage (P&I): −$1,930
• Tax from tax record: −$264 /mo · $3,166/yr
• Insurance: −$153
• HOA: −$46
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $437

Break-even live

Break-even rent $3,029

Max offer price $368,045

Occupancy floor 83%

Sensitivity live

Price	-10% $645	-5% $541	+0% $437	+5% $332	+10% $228
Rent	-10% $154	-5% $295	+0% $437	+5% $578	+10% $720
Rate	-1.0pp $622	-0.5pp $530	base $437	+0.5pp $341	+1.0pp $244

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: $92,011
• Closing costs: $11,041
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14058 NE 181st St Woodinville, WA	3.0	2.0	1077	$2,900	$2.69	12d	1	0.37mi
17829 149th Ave NE Woodinville, WA	4.0	2.5	1780	$3,800	$2.13	25d	1	0.55mi
17409 133rd Ave NE Woodinville, WA	1.0–3.0	1.0–2.0	1178	$4,399	$3.73	0d	26	0.93mi
19604 129th Ave NE Bothell, WA	3.0	2.0	1440	$3,400	$2.36	13d	1	1.04mi
18101 126th Ave NE Bothell, WA	1.0–3.0	1.0–2.0	921	$3,267	$3.55	0d	39	1.10mi
12601 NE 197th St Bothell, WA	3.0	2.0	1720	$3,700	$2.15	45d	1	1.22mi
12207 NE 191st St Bothell, WA	3.0	1.0–3.0	1339	$4,715	$3.52	0d	1	1.33mi
12109 Woodinville Dr Bothell, WA	1.0–3.0	1.0–2.0	965	$2,895	$3.00	6d	7	1.39mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 2 events

1. 2026-05-22
   listed $368,045 Active
2. 2002-08-13
   soldstatus $605,000

ⓘ 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: $3,166 · $264/mo
• Projected year-2 tax: $3,607 · $301/mo
• Expected delta: +$441/yr (+$37/mo · 13.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,985
• − Mortgage interest: −$20,616
• − Property taxes: −$3,166
• − Insurance: −$1,840
• − Repairs & maintenance: −$3,439
• − Management: −$3,439
• − HOA: −$552
• − Depreciation: −$10,707
• Taxable loss: −$774
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $5,425/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 — Woodinville

• Score: 86/100
• State rank: #18
• US rank: #349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodinville, WA
• County: King County · 2,251,916 people
• City population: 24,446
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 24,446
• Household income: $175,805
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 588.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Asian 13% Two or more races 9% Hispanic / Latino 8% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Portuguese 4% Romanian 4%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 77% English-only · Russian/Polish/Slavic 5% Chinese 4% Spanish 4%

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: ▼ -887.82%
• Current HPI: 369.5283
• Rent YoY: ▼ -1.00%
• 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

-39.2% since first listed

2 events — show timeline

• 2026-05-22 Listed $368,045 NWMLS as Distributed by MLS Grid
• 2002-08-13 Sold (Public Records) $605,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,166 · +4.5% YoY. Source: county tax records.