2101 S 324th St #14 · Federal Way, WA 98003

$190,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 343 Days on market

Manufactured home 55+ age-restricted Built 2018 Good condition $141/sqft · 36% below area Est $298k · 36% under ↓ 31% 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.5

Listing remarks

Belmor Park, a gated 55+ community in Federal Way, offers resort-style living with a private 9-hole golf course, indoor pool, spa, sauna, fitness center, and clubhouse with game room, library, and craft room. This 2018-built 2-bed, 1.75-bath home (1,344 sq ft) is perfectly situated just behind the green of the 8th hole, offering beautiful course views in a peaceful, serene setting. Features include quartz countertops, tandem carport, storage shed, and central A/C for year-round comfort. Residents enjoy beautifully maintained grounds, a dog park, and vibrant social activities.

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• PRIVATE GOLF COURSE
• INDOOR POOL
• FITNESS CENTER
• CLUBHOUSE
• CENTRAL A/C

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $57 ($686/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 $173k (8.7% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 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.
• Zoned schools: Lake Dolloff Elementary School (469 students, 85% FRL); Sequoyah Middle School (535 students, 81% FRL); Todd Beamer High School (1,302 students, 70% FRL) — zoned schools average 79% FRL vs 48% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 330 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 343 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 343 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $297,500
• List price: $190,000
• Delta: -36.13%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 S 324th St #102	0.01mi	2/2.0	1,344 (0%)	12mo	$249,900	$186	89
32820 20th Ave S #35	0.18mi	2/2.0	1,344 (0%)	8mo	$315,000	$234	85
2101 S 324th St #232	0.01mi	2/2.0	1,392 (+4%)	13mo	$199,000	$143	82
2101 S 324th St #164	0.01mi	3/2.0 (+1)	1,404 (+4%)	6mo	$300,000	$214	82
32820 20th Ave S #24	0.18mi	2/2.0	1,400 (+4%)	5mo	$360,000	$257	81
2101 S 324th St #107	0.01mi	2/2.0	1,248 (-7%)	8mo	$152,500	$122	81
32820 20th Ave S #18	0.18mi	3/2.0 (+1)	1,296 (-4%)	5mo	$327,500	$253	77
2101 S 324th St #109	0.01mi	2/2.0	1,250 (-7%)	13mo	$90,000	$72	77
2101 S 324th St #185	0.01mi	2/2.0	1,231 (-8%)	12mo	$229,950	$187	76
2101 S 324th St #230	0.01mi	3/2.0 (+1)	1,440 (+7%)	14mo	$65,000	$45	71
2101 S 324th St #163	0.01mi	3/2.0 (+1)	1,458 (+8%)	12mo	$319,000	$219	70
2101 S 324th St #193	0.01mi	2/2.0	1,176 (-12%)	12mo	$279,000	$237	68

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-28,281
• Equity at exit: $28,330

10-year hold

• IRR: -7.5%
• Equity multiple: 0.54×
• Total profit: $-24,532
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 1 under contract
• Months of supply: 22.5 mo (4%/mo absorbed)
• Median asking: $199,000 ($147/sqft)
• Median days on market: 65 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +51.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98003

• Rents YoY: 2.3%
• Active inventory: 330
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $57

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $123	+0% $57	+5% $-8	+10% $-74
Rent	-10% $-80	-5% $-11	+0% $57	+5% $126	+10% $194
Rate	-1.0pp $153	-0.5pp $106	base $57	+0.5pp $8	+1.0pp $-42

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: $47,500
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32905 19th Pl S Federal Way, WA	1.0–3.0	1.0–2.0	937	$2,088	$2.23	7d	11	0.25mi
33016 17th Pl S Unit B302 Federal Way, WA	2.0	1.0	886	$1,785	$2.01	60d	1	0.41mi
2100 S 336th St Unit C1 Federal Way, WA	3.0	2.5	1460	$4,000	$2.74	93d	1	0.49mi
2100 S 336th St Unit P5 Federal Way, WA	2.0	2.5	918	$2,300	$2.51	27d	1	0.49mi
33311 18th Ln S Federal Way, WA	1.0–3.0	1.0–2.0	950	$1,749	$1.84	9d	5	0.55mi
1820 S 336th St Federal Way, WA	3.0	1.0	1300	$2,600	$2.00	29d	1	0.61mi
31701 Pete Von Reichbauer Way S Federal Way, WA	2.0	1.0	721	$2,142	$2.97	54d	1	0.63mi
32305 10th Pl S Federal Way, WA	3.0	1.5	1320	$3,200	$2.42	93d	1	0.86mi
3634 S 334th St Federal Way, WA	3.0	1.0	1540	$2,900	$1.88	93d	1	0.88mi
31224 Pete Von Reichbauer Way S Federal Way, WA	2.0–3.0	2.0	1034	$2,124	$2.05	7d	1	0.89mi
1201 S 336th St Federal Way, WA	2.0–4.0	2.0	1241	$2,017	$1.62	7d	9	0.96mi
31655 Military Rd S Auburn, WA	1.0–4.0	1.0–2.0	1032	$2,016	$1.95	9d	8	1.02mi
31750 7th Pl S Federal Way, WA	3.0	1.0	1280	$2,600	$2.03	93d	1	1.09mi
30813 19th Pl S Federal Way, WA	2.0	1.0	900	$2,195	$2.44	51d	1	1.16mi
1916 S 308th St Federal Way, WA	3.0	1.0	1040	$2,395	$2.30	93d	1	1.21mi
32836 3rd Pl S Federal Way, WA	2.0	2.0	1080	$2,150	$1.99	60d	1	1.21mi
1650 S 308th St Federal Way, WA	1.0–2.0	1.0	850	$1,650	$1.94	27d	6	1.27mi
30602 Pacific Hwy S Federal Way, WA	1.0–2.0	1.0–1.5	950	$1,650	$1.74	9d	15	1.32mi
1737 S 305th Pl Unit 4 Federal Way, WA	2.0	1.0	950	$2,000	$2.11	38d	1	1.36mi
135 S 329th Pl Federal Way, WA	1.0–2.0	1.0–2.0	787	$1,795	$2.28	36d	2	1.37mi
117 S 330th St Federal Way, WA	2.0	1.0	1000	$1,650	$1.65	18d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $190,000 Active 343 DOM
2. 2026-08-06
   days on market $190,000 Active 341 DOM
3. 2026-08-05
   days on market $190,000 Active 340 DOM
4. 2026-08-04
   days on market $190,000 Active 339 DOM
5. 2026-08-03
   days on market $190,000 Active 338 DOM
6. 2026-07-31
   days on market $190,000 Active 335 DOM
7. 2026-07-30
   days on market $190,000 Active 334 DOM
8. 2026-07-30
   days on market $190,000 Active 333 DOM
9. 2026-07-28
   days on market $190,000 Active 332 DOM
10. 2026-07-26
    days on market $190,000 Active 330 DOM
11. 2026-07-24
    days on market $190,000 Active 328 DOM
12. 2026-07-23
    days on market $190,000 Active 327 DOM
13. 2026-07-22
    days on market $190,000 Active 326 DOM
14. 2026-07-21
    days on market $190,000 Active 325 DOM
15. 2026-07-20
    days on market $190,000 Active 324 DOM
16. 2026-07-18
    days on market $190,000 Active 322 DOM
17. 2026-07-18
    days on market $190,000 Active 321 DOM
18. 2026-07-16
    days on market $190,000 Active 320 DOM
19. 2026-07-15
    days on market $190,000 Active 319 DOM
20. 2026-07-14
    days on market $190,000 Active 318 DOM
21. 2026-07-13
    days on market $190,000 Active 317 DOM
22. 2026-07-13
    days on market $190,000 Active 316 DOM
23. 2026-07-11
    days on market $190,000 Active 315 DOM
24. 2026-07-10
    days on market $190,000 Active 314 DOM
25. 2026-07-09
    days on market $190,000 Active 313 DOM
26. 2026-07-07
    days on market $190,000 Active 311 DOM
27. 2026-07-06
    days on market $190,000 Active 310 DOM
28. 2026-07-06
    days on market $190,000 Active 309 DOM
29. 2026-07-05
    days on market $190,000 Active 308 DOM
30. 2026-07-03
    days on market $190,000 Active 307 DOM
31. 2026-07-02
    days on market $190,000 Active 306 DOM
32. 2026-07-01
    days on market $190,000 Active 305 DOM
33. 2026-06-30
    days on market $190,000 Active 304 DOM
34. 2026-06-29
    days on market $190,000 Active 303 DOM
35. 2026-06-28
    days on market $190,000 Active 302 DOM
36. 2026-06-27
    days on market $190,000 Active 301 DOM
37. 2026-06-26
    days on market $190,000 Active 300 DOM
38. 2026-06-24
    days on market $190,000 Active 298 DOM
39. 2026-06-22
    days on market $190,000 Active 296 DOM
40. 2026-06-21
    days on market $190,000 Active 295 DOM
41. 2026-06-18
    days on market $190,000 Active 292 DOM
42. 2026-06-17
    days on market $190,000 Active 291 DOM
43. 2026-06-16
    days on market $190,000 Active 290 DOM
44. 2026-06-15
    days on market $190,000 Active 289 DOM
45. 2026-06-13
    days on market $190,000 Active 287 DOM
46. 2026-06-09
    days on market $190,000 Active 283 DOM
47. 2026-06-08
    days on market $190,000 Active 282 DOM
48. 2026-06-07
    days on market $190,000 Active 281 DOM
49. 2026-06-04
    days on market $190,000 Active 278 DOM
50. 2026-06-03
    days on market $190,000 Active 277 DOM

ⓘ 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: $20,814
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$5,527
• Taxable loss: −$2,487
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,283/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 80/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

This home is in good condition with a well-maintained exterior and interior. It has a good roof and flooring, and the systems appear to be in good working order. The home is located in a gated community with resort-style amenities, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Painting the exterior and interior can enhance the home's curb appeal and increase its value. ↑
• Resale Updating the kitchen appliances — Updating the kitchen appliances can make the home more appealing to potential buyers. ↑
• Resale Upgrading the flooring — Upgrading the flooring can make the home more appealing to potential buyers and increase its value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its value. ↑
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the home's energy efficiency and increase its value. ↑
• Both Upgrading the electrical and plumbing systems — Upgrading the electrical and plumbing systems can improve the home's energy efficiency and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Lake Dolloff Elementary School Middle Sequoyah Middle School High Gateway To College

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

B Composite livability gradescore 71/100

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 · 2,576,485 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: 17% of renters

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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%

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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%

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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

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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

-30.9% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $190,000 NWMLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $220,000 NWMLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $250,000 NWMLS as Distributed by MLS Grid
• 2025-08-30 Listed $275,000 NWMLS as Distributed by MLS Grid