25120 98th Pl S Unit A105 · Kent, WA 98030

$235,000

2 bd · 1.0 ba · 871 sqft · Condo · 166 Days on market

Built 1984 Average condition $270/sqft · 9% below area Est $259k · 9% under $528/mo HOA · 27% of rent

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Why this score? — see what drove the F 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 +11.6/15.0
• Schools +4.8/10.0
• Cash flow +4.4/30.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.8/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming ground-level condo in the desirable Timber Ridge community! This 2-bedroom, 1-bath unit offers easy living with a private backyard, perfect for relaxing. Inside, enjoy a functional layout with in-unit washer and dryer and a spacious walk-in closet for added comfort and storage. The ground floor location allows effortless access in and out. Timber Ridge is ideally located near shopping, dining, parks, and major commuter routes, making trips to Kent Station and nearby freeways a breeze. A wonderful opportunity to enjoy comfortable living, everyday convenience, and value in a welcoming community!

Key facts

• Effortless access
• Ground level condo
• Private backyard

Tags

• GROUND LEVEL CONDO
• PRIVATE BACKYARD
• IN UNIT WASHER AND DRYER
• SPACIOUS WALK IN CLOSET
• EFFORTLESS ACCESS
• NEAR SHOPPING DINING PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $235k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-614 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (17.2% below list).
• Recommended offer: $146k (37.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#109 in WA, #2,154 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, cost of living F.
• Kent School District (urban): math 47% / reading 57% proficiency, ranked #109 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Meadow Ridge Elementary School (352 students, 68% FRL); Mill Creek Middle School (794 students, 83% FRL); Kent-Meridian High School (2,128 students, 77% FRL) — zoned schools average 76% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 239 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 35d 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 $2k of loan paydown is wiped out by about $7k 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 166 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $235k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $146,084 (37.8% 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 166 days. Have you received any prior offers? Is the seller open to a 38% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.21%
• DSCR: 0.50
• GRM: 10.1

CMA / ARV

• ARV (median comp): $258,871
• List price: $235,000
• Delta: -9.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25035 98th Pl S Unit D102	0.04mi	2/1.0	871 (0%)	1mo	$220,000	$253	98
25131 98th Pl S Unit B110	0.03mi	2/1.0	871 (0%)	2mo	$225,000	$258	97
1617 Maple Ln Unit E7	1.18mi	2/1.0	930 (+7%)	1mo	$260,000	$280	53
25426 106th Ave SE Unit C4	0.52mi	2/1.5	1,065 (+22%)	2mo	$269,990	$254	47
1107 E Chicago St	0.52mi	3/1.0 (+1)	1,020 (+17%)	2mo	$428,000	$420	44
26209 116th Ave SE Unit B303	1.21mi	2/2.0	961 (+10%)	0mo	$289,500	$301	44
26209 116th Ave SE Unit B302	1.28mi	2/2.0	961 (+10%)	1mo	$295,000	$307	43
10619 SE 261st Pl Unit E304	0.79mi	2/2.0	961 (+10%)	2mo	$305,000	$317	42
22905 106th Pl SE	1.41mi	3/1.0 (+1)	990 (+14%)	2mo	$493,000	$498	35
11424 SE 257th Pl Unit D202	1.09mi	3/2.0 (+1)	1,005 (+15%)	1mo	$293,000	$292	30
1720 Maple Lane Ct #22	1.19mi	3/2.0 (+1)	1,029 (+18%)	1mo	$134,900	$131	30
23411 102nd Ave SE Unit E308	1.07mi	3/2.0 (+1)	1,048 (+20%)	2mo	$305,000	$291	29

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -35.3%
• Equity multiple: -0.15×
• Total profit: $-75,443
• Equity at exit: $35,039

10-year hold

• IRR: -39.3%
• Equity multiple: -0.65×
• Total profit: $-108,738
• Equity at exit: $20,319

Cash invested: $65,800 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $270,000 ($312/sqft)
• Median days on market: 95 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.9% vs current asking $/sqft

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

ZIP-level market 98030

• Rents YoY: 3.7%
• Active inventory: 239
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$528
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-614

Break-even live

Break-even rent $2,724

Max offer price $146,084

Occupancy floor —

Sensitivity live

Price	-10% $-452	-5% $-533	+0% $-614	+5% $-696	+10% $-777
Rent	-10% $-768	-5% $-691	+0% $-614	+5% $-538	+10% $-461
Rate	-1.0pp $-496	-0.5pp $-555	base $-614	+0.5pp $-675	+1.0pp $-737

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: $58,750
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25035 98th Pl S Kent, WA	2.0	1.0	900	$2,200	$2.44	93d	1	0.04mi
9626 S 252nd St Kent, WA	2.0	1.0	730	$1,725	$2.36	13d	6	0.13mi
24802 99th Pl S Kent, WA	1.0–2.0	1.0–2.0	817	$2,399	$2.93	13d	8	0.14mi
9803 S 248th St Kent, WA	2.0	1.0	654	$1,790	$2.74	15d	1	0.16mi
24808 100th Pl SE Kent, WA	1.0–3.0	1.0–2.0	880	$2,336	$2.66	9d	10	0.18mi
24928 103rd Ave SE Apt D302 Kent, WA	2.0	2.0	886	$2,095	$2.36	71d	1	0.23mi
25426 97th Pl S Unit 2 Kent, WA	2.0	1.0	800	$2,095	$2.62	93d	1	0.24mi
25426 97th Pl S Unit 2 Kent, WA	2.0	1.0	820	$1,995	$2.43	73d	1	0.24mi
24815 103rd Ave SE Apt B302 Kent, WA	2.0	2.0	886	$2,095	$2.36	48d	1	0.28mi
25426 98th Ave S Kent, WA	3.0	1.0	690	$2,078	$3.01	17d	17	0.33mi
9045 Canyon Dr Apt 6 Kent, WA	1.0	1.0	750	$1,295	$1.73	11d	1	0.47mi
9045 Canyon Dr Apt 1 Kent, WA	2.0	1.0	750	$1,295	$1.73	67d	1	0.47mi
1254 Weiland St Kent, WA	2.0	1.0	974	$1,550	$1.59	93d	1	0.48mi
10615 SE 250th Pl Kent, WA	1.0–2.0	1.0–2.0	998	$1,864	$1.87	24d	2	0.50mi
10710 SE 256th St Kent, WA	2.0	2.0	1029	$2,074	$2.02	9d	4	0.58mi
26027 Woodland Way S Unit MIL Kent, WA	1.0	1.0	650	$1,565	$2.41	93d	1	0.61mi
25220 109th Pl SE Kent, WA	1.0–3.0	1.0–2.0	800	$1,972	$2.47	38d	21	0.62mi
23816 100th Ave SE Unit 29 Kent, WA	2.0	1.0	750	$1,900	$2.53	41d	1	0.77mi
23816 100th Ave SE Apt 40 Kent, WA	2.0	1.0	750	$1,900	$2.53	28d	1	0.77mi
23816 100th Ave SE Apt 41 Kent, WA	2.0	1.0	750	$1,700	$2.27	24d	1	0.77mi
23816 100th Ave SE Kent, WA	2.0	1.0	750	$1,699	$2.27	32d	1	0.77mi
23816 100th Ave SE Unit 31 Kent, WA	2.0	1.0	750	$1,900	$2.53	93d	1	0.78mi
23816 100th Ave SE Unit 32 Kent, WA	2.0	1.0	750	$1,900	$2.53	13d	1	0.78mi
23816 100th Ave SE Unit 28 Kent, WA	2.0	1.0	750	$1,900	$2.53	54d	1	0.78mi
106 Kensington Ave S #304 Kent, WA	3.0	1.0	881	$1,650	$1.87	23d	1	0.80mi
106 Kensington Ave S #102 Kent, WA	3.0	1.0	881	$1,650	$1.87	73d	1	0.80mi
106 Kensington Ave S Unit 104 Kent, WA	3.0	1.0	881	$1,650	$1.87	48d	1	0.80mi
10225 SE 239th St Unit 11 Kent, WA	1.0	1.0	700	$1,245	$1.78	93d	1	0.81mi
10925 SE 259th St Kent, WA	1.0–2.0	1.0	764	$1,856	$2.43	10d	10	0.81mi
10841 SE Kent Kangley Rd Kent, WA	2.0	1.0	900	$1,875	$2.08	10d	5	0.85mi
8721 S 259th St Kent, WA	1.0–2.0	1.0	742	$2,086	$2.81	13d	4	0.85mi
11020 SE Kent Kangley Rd Kent, WA	2.0	1.0	580	$1,650	$2.84	59d	10	0.87mi
23808 102nd Ave SE Kent, WA	2.0	2.0	980	$2,150	$2.19	35d	1	0.89mi
10545 SE 238th St Kent, WA	2.0	1.5	825	$2,250	$2.73	93d	1	0.91mi
10811 SE 239th Pl Kent, WA	1.0–3.0	1.0–2.0	917	$1,987	$2.17	10d	28	0.95mi
23817 108th Ave SE Kent, WA	1.0–2.0	1.0	874	$1,750	$2.00	10d	2	0.96mi
23721 108th Ave SE Kent, WA	2.0	1.0	1000	$1,800	$1.80	73d	1	1.00mi
10125 SE 235th Pl Unit C306 Kent, WA	1.0	1.0	644	$1,500	$2.33	73d	1	1.01mi
23913 111th Pl SE Kent, WA	1.0–2.0	1.0	760	$1,740	$2.29	17d	7	1.02mi
11305 SE Kent Kangley Rd Kent, WA	2.0–3.0	2.5	1198	$2,295	$1.92	7d	4	1.07mi

HOA detail $528/mo · $6,336/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-07-21
   days on market $235,000 Active 166 DOM
2. 2026-07-20
   days on market $235,000 Active 165 DOM
3. 2026-07-18
   days on market $235,000 Active 163 DOM
4. 2026-07-18
   days on market $235,000 Active 162 DOM
5. 2026-07-16
   days on market $235,000 Active 161 DOM
6. 2026-07-15
   days on market $235,000 Active 160 DOM
7. 2026-07-14
   days on market $235,000 Active 159 DOM
8. 2026-07-13
   days on market $235,000 Active 158 DOM
9. 2026-07-13
   days on market $235,000 Active 157 DOM
10. 2026-07-11
    days on market $235,000 Active 156 DOM
11. 2026-07-10
    days on market $235,000 Active 155 DOM
12. 2026-07-09
    days on market $235,000 Active 154 DOM
13. 2026-07-07
    days on market $235,000 Active 152 DOM
14. 2026-07-06
    days on market $235,000 Active 151 DOM
15. 2026-07-06
    days on market $235,000 Active 150 DOM
16. 2026-07-05
    days on market $235,000 Active 149 DOM
17. 2026-07-03
    days on market $235,000 Active 148 DOM
18. 2026-07-02
    days on market $235,000 Active 147 DOM
19. 2026-07-01
    days on market $235,000 Active 146 DOM
20. 2026-06-30
    days on market $235,000 Active 145 DOM
21. 2026-06-29
    days on market $235,000 Active 144 DOM
22. 2026-06-28
    days on market $235,000 Active 143 DOM
23. 2026-06-27
    days on market $235,000 Active 142 DOM
24. 2026-06-26
    days on market $235,000 Active 141 DOM
25. 2026-06-24
    days on market $235,000 Active 139 DOM
26. 2026-06-22
    days on market $235,000 Active 137 DOM
27. 2026-06-21
    days on market $235,000 Active 136 DOM
28. 2026-06-18
    days on market $235,000 Active 133 DOM
29. 2026-06-17
    days on market $235,000 Active 132 DOM
30. 2026-06-16
    days on market $235,000 Active 131 DOM
31. 2026-06-15
    days on market $235,000 Active 130 DOM
32. 2026-06-13
    days on market $235,000 Active 128 DOM
33. 2026-06-09
    days on market $235,000 Active 124 DOM
34. 2026-06-08
    days on market $235,000 Active 123 DOM
35. 2026-06-07
    days on market $235,000 Active 122 DOM
36. 2026-06-04
    days on market $235,000 Active 119 DOM
37. 2026-06-03
    days on market $235,000 Active 118 DOM
38. 2026-06-02
    days on market $235,000 Active 117 DOM
39. 2026-06-01
    days on market $235,000 Active 116 DOM
40. 2026-05-31
    days on market $235,000 Active 115 DOM
41. 2026-04-22
    price $235,000
42. 2026-02-05
    listed $285,000 Active
43. 2003-07-17
    soldstatus $81,600
44. 2003-04-11
    listed $96,000

ⓘ 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 6 d/yr ≥87°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,355
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$6,336
• − Depreciation: −$6,836
• Taxable loss: −$11,418
• Est. tax savings @ 24.0%: +$2,740
• After-tax cash flow: $-4,634/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

Average 55/100 Cosmetic rehab Est. rehab $4,355–$13,065 screening

This ground-level condo in Timber Ridge offers a functional layout with a private backyard. While it's in average condition, it could benefit from cosmetic updates to the kitchen and bathroom, as well as landscaping improvements to boost its curb appeal and value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Minor bathroom fixtures — standard fixtures could be updated

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale updated bathroom fixtures — enhances the bathroom's appeal ↑
• Both landscaping improvements — enhances curb appeal and adds 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 East Hill Elementary School Middle Mill Creek Middle School High Kent-Meridian High School

Schools (NCES district)

• District: Kent School District
• NCES district ID: 5303960
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $69,823
• Composite: 48.25/100
• National rank: #4714
• State rank: #109 of 291 in WA

B Composite livability gradescore 79/100

Livability — Kent

• Score: 79/100
• State rank: #109
• US rank: #2154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent, WA
• County: King County · 2,576,485 people
• City population: 119,479
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 38,523
• Household income: $91,761
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 18% 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 0.74)
• Race & ethnicity: White 41% Asian 24% Hispanic / Latino 15% Black 11% Two or more races 9% Pacific Islander 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Subsaharan African 6% Italian 4% Portuguese 2%
• Foreign-born: 36% · Canada, Vietnam, Philippines
• Languages at home: 53% English-only · Spanish 10% Other Indo-European 9% Other Asian/Pacific 8%

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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: ▼ -494.18%
• Current HPI: 315.2007
• Rent YoY: ▲ 3.72%
• 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

+144.8% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $235,000 NWMLS as Distributed by MLS Grid
• 2026-02-05 Listed $285,000 NWMLS as Distributed by MLS Grid
• 2003-07-17 Sold (MLS) $81,600 NWMLS as Distributed by MLS Grid
• 2003-04-11 Listed $96,000 NWMLS as Distributed by MLS Grid