18425 NE 95th St #34 · Redmond, WA 98052

$325,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 38 Days on market

Built 2021 Good condition 960 sqft lot $361/sqft · 110% above area ↓ 7% since listing

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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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Friendly Village, one of Redmond’s most sought after 55+ communities! This charming 2 bedroom, 1 bath, 900 sf home sits on a rare lot backing to Bear Creek Nature Preserve, a setting that does not come available very often. Enjoy peaceful territorial views, abundant birds, deer, wildflowers, and beautiful natural surroundings. The property features a covered front porch, tranquil fountain, backyard gazebo, lush gardens, paved parking, and a dog door for your furry companion. Inside features an open floor plan with a spacious kitchen island, updated bathroom, laundry room with custom storage, Polar Bear Simonton windows, and a window A/C unit that stays. The 10x10 shed with

Key facts

• Covered front porch
• Paved parking
• Tranquil fountain

Tags

• COVERED FRONT PORCH
• TRANQUIL FOUNTAIN
• BACKYARD GAZEBO
• LUSH GARDENS
• PAVED PARKING
• DOG DOOR

Property features AI

Finance

• Other: Land lease amount applies
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Friendly Village manufactured home park; Park amenities: clubhouse, common area, community waterfront, laundry, pool, RV parking, trails; Park approved for sale; 224 homes in the park; Land lease

Exterior

• Parking: Open/uncovered parking; Community has 224 open parking spaces; RV parking in the park
• Utilities: Public water; Public sewer; Electric service; Xfinity internet
• Home design: Manufactured home (Double wide); Skyline Ramada model; One level; North facing; Entry level: one
• Construction: Wood construction; Composition roof; Wood skirting; Manufactured after 6/15/1976; Tie down foundation
• Exterior features: Wood products exterior; Patio/porch/deck; Landscaped; Adjacent to public land; Secluded setting; Has view

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Vinyl plank
• Bathrooms: 1 three-quarter bath (1 shower)
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Water heater; Ceiling fan(s); Vaulted ceilings; Dining room; Entry; Kitchen with eating space; Living room; Utility room
• Laundry & utility: Washer; Dryer; Utility room with electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (18.9% below list).
• Recommended offer: $263k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 1.4% in Redmond — 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 88/100 on livability (#10 in WA, #186 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Lake Washington School District (suburban): math 79% / reading 85% proficiency, ranked #3 of 291 in WA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Emily Dickinson Elementary (305 students, 11% FRL); Evergreen Middle School (771 students, 10% FRL); Redmond High School (2,218 students, 15% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents flat; 337 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 38 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,443 (18.9% 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 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $154,858
• List price: $325,000
• Delta: 109.87%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18425 NE 95th St #82	0.15mi	2/2.0	896 (-0%)	2mo	$179,950	$201	87
18425 NE 95th St #113	0.12mi	1/1.5 (-1)	924 (+3%)	0mo	$150,000	$162	82

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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-69,207
• Equity at exit: $48,459

10-year hold

• IRR: -24.1%
• Equity multiple: -0.07×
• Total profit: $-97,445
• Equity at exit: $28,100

Cash invested: $91,000 (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 98052

• Rents YoY: 0.7%
• Active inventory: 337
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,634 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-165

Break-even live

Break-even rent $2,843

Max offer price $301,153

Occupancy floor —

Sensitivity live

Price	-10% $60	-5% $-53	+0% $-165	+5% $-277	+10% $-389
Rent	-10% $-373	-5% $-269	+0% $-165	+5% $-61	+10% $43
Rate	-1.0pp $-1	-0.5pp $-82	base $-165	+0.5pp $-249	+1.0pp $-335

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9009 Avondale Rd NE Unit K122 Redmond, WA	2.0	2.0	958	$2,800	$2.92	26d	1	0.42mi
9009 Avondale Rd NE Redmond, WA	2.0	2.0	1026	$2,672	$2.60	45d	2	0.47mi
17771 NE 90th St Redmond, WA	1.0–3.0	1.0–2.0	1062	$2,965	$2.79	0d	13	0.53mi
17202 NE 85th Pl Redmond, WA	2.0	1.0–2.0	891	$2,457	$2.76	0d	4	0.71mi
17634 NE Union Hill Rd Redmond, WA	1.0–2.0	1.0–2.0	822	$2,987	$3.63	0d	5	0.72mi
8222 169th Ave NE Unit C4 Redmond, WA	2.0	1.0	831	$2,195	$2.64	26d	1	1.08mi
8020 169th Ave NE Unit 12 Redmond, WA	2.0	1.0	750	$1,999	$2.67	26d	1	1.13mi
8020 169th Ave NE Apt 2 Redmond, WA	2.0	1.0	750	$1,999	$2.67	0d	1	1.13mi
16910 NE 80th St Redmond, WA	2.0	1.0	825	$1,995	$2.42	21d	1	1.15mi
7805 170th Pl NE Redmond, WA	1.0	1.0	725	$2,388	$3.29	0d	2	1.17mi
7920 168th Ave NE Redmond, WA	1.0	1.0	600	$1,595	$2.66	45d	1	1.22mi
9447 166th Ave NE Redmond, WA	1.0	1.0	600	$1,745	$2.91	18d	1	1.24mi
17645 NE 69th Ct Unit 1009 Redmond, WA	1.0	1.0	641	$1,820	$2.84	45d	1	1.25mi
17620 NE 69th Ct Redmond, WA	1.0–3.0	1.0–2.0	994	$3,474	$3.49	0d	21	1.25mi
8851 166th Ave NE Unit A101 Redmond, WA	1.0	1.0	772	$1,995	$2.58	23d	1	1.25mi
16518 NE 91st St Redmond, WA	1.0–2.0	1.0	900	$2,725	$3.03	6d	8	1.26mi
8839 166th Ave NE Unit C101 Redmond, WA	1.0	1.0	772	$2,000	$2.59	12d	1	1.27mi
8845 166th Ave NE Unit B104 Redmond, WA	1.0	1.0	772	$2,400	$3.11	0d	1	1.27mi
16405 NE 95th St Redmond, WA	1.0–2.0	1.0–1.5	940	$2,400	$2.55	45d	4	1.30mi
11305 183rd Pl NE Redmond, WA	3.0	1.0–3.0	1211	$3,495	$2.89	0d	1	1.31mi
7705 168th Ave NE Redmond, WA	1.0	1.0	731	$2,794	$3.82	5d	4	1.31mi
16590 NE 83rd St Redmond, WA	2.0	1.0–2.0	769	$3,295	$4.28	12d	3	1.32mi
8700 164th Ave NE Redmond, WA	1.0	1.0	865	$2,861	$3.31	45d	1	1.33mi
11220 196th Ave NE Unit 1 Redmond, WA	1.0	1.0	600	$2,500	$4.17	45d	1	1.34mi
16771 Redmond Way Redmond, WA	3.0	1.0–2.0	928	$3,983	$4.29	0d	266	1.34mi
8704 164th Ave NE Redmond, WA	2.0	1.0	950	$1,135	$1.19	45d	1	1.35mi
8980 Redmond Woodinville Rd NE #302 Redmond, WA	1.0	1.0	665	$2,150	$3.23	4d	1	1.35mi
8460 164th Ave NE Redmond, WA	1.0	1.0	510	$2,501	$4.90	6d	3	1.35mi
16550 NE 79th St Redmond, WA	1.0–2.0	1.0–2.0	818	$3,383	$4.13	5d	3	1.37mi
8920 Redmond Woodinville Rd NE Unit 8946 Redmond, WA	1.0	1.0	756	$1,695	$2.24	6d	1	1.38mi
8920 Redmond Woodinville Rd NE Unit 8952 Redmond, WA	2.0	1.0	875	$1,885	$2.15	6d	1	1.38mi
9200 Redmond Woodinville Rd NE Redmond, WA	1.0	1.0	750	$2,128	$2.84	0d	2	1.38mi
17565 NE 67th Ct Redmond, WA	1.0–2.0	1.0–2.0	874	$4,444	$5.08	0d	7	1.39mi
8280 164th Ave NE Redmond, WA	2.0	1.0–2.0	828	$3,494	$4.22	0d	9	1.39mi
16450 Redmond Way Unit 1BR 1BA Redmond, WA	1.0	1.0	644	$4,899	$7.61	45d	1	1.39mi
6332 E Lake Sammamish Pkwy NE Redmond, WA	1.0–3.0	1.0–2.0	1134	$3,086	$2.72	0d	10	1.39mi
16595 Redmond Way Redmond, WA	1.0–2.0	1.0–2.0	830	$4,487	$5.40	0d	27	1.40mi
9110 Woodinville Redmond Rd NE Unit PM-UF-RED9110_302 Redmond, WA	2.0	1.0	925	$2,375	$2.57	6d	1	1.40mi
9398 Redmond Woodinville Rd NE #126 Redmond, WA	1.0	1.0	750	$1,962	$2.62	45d	1	1.41mi
7405 168th Ave NE Redmond, WA	2.0	1.0–2.0	984	$4,293	$4.36	0d	9	1.41mi

Listing history 15 events

1. 2026-06-21
   days on market $325,000 Active 38 DOM
2. 2026-06-18
   days on market $325,000 Active 35 DOM
3. 2026-06-17
   days on market $325,000 Active 34 DOM
4. 2026-06-16
   days on market $325,000 Active 33 DOM
5. 2026-06-15
   days on market $325,000 Active 32 DOM
6. 2026-06-13
   days on market $325,000 Active 30 DOM
7. 2026-06-09
   days on market $325,000 Active 26 DOM
8. 2026-06-08
   days on market $325,000 Active 25 DOM
9. 2026-06-07
   days on market $325,000 Active 24 DOM
10. 2026-06-04
    days on market $325,000 Active 21 DOM
11. 2026-06-03
    pricedays on market $325,000 Active 20 DOM
12. 2026-06-02
    days on market $350,000 Active 19 DOM
13. 2026-06-01
    days on market $350,000 Active 18 DOM
14. 2026-05-31
    days on market $350,000 Active 17 DOM
15. 2026-05-14
    listed $350,000 Active

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

Taxation est. · year 1

• Rental income: $31,613
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$9,455
• Taxable loss: −$7,605
• Est. tax savings @ 24.0%: +$1,825
• After-tax cash flow: $-153/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming 2-bedroom home in a sought-after 55+ community is move-in ready with good condition and minimal maintenance required.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both painting — fresh paint can make a home look more inviting
• Both HVAC system — reliable HVAC is essential for comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both painting — fresh paint can make a home look more inviting ↑
• Both HVAC system — reliable HVAC is essential for comfort and energy efficiency ↑

ⓘ 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: Lake Washington School District
• NCES district ID: 5304230
• Math proficiency: 79% ▬ 0.00%
• Reading proficiency: 85% ▲ 1.00%
• Median HH income: $103,849
• Composite: 75.15/100
• National rank: #251
• State rank: #3 of 291 in WA

Livability — Redmond

• Score: 88/100
• State rank: #10
• US rank: #186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redmond, WA
• County: King County · 2,251,916 people
• City population: 103,482
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 80,717
• Household income: $163,460
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 3044.0

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 47% Asian 38% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 2% Italian 2% Scotch-Irish 2%
• Foreign-born: 44% · China, Canada, South Korea
• Languages at home: 53% English-only · Other Asian/Pacific 11% Chinese 10% Other Indo-European 10%

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: ▼ -1157.66%
• Current HPI: 434.1949
• Rent YoY: ▲ 0.65%
• 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

-7.1% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $325,000 NWMLS as Distributed by MLS Grid
• 2026-05-14 Listed $350,000 NWMLS as Distributed by MLS Grid