130 W Florentia St Unit A · Seattle, WA 98119

$699,000

4 bd · 2.5 ba · 1,190 sqft · Townhouse public records · 70 Days on market

Built 2020 735 sqft lot $587/sqft · 15% below area Est $824k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +7.1/30.0
• Schools +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Your own sanctuary in the city! Located in Seattle’s coveted Queen Anne neighborhood, jump on this great opportunity to own a 4 bed, 2.5 bath boutique townhome! This home blends modern design and everyday comfort to create a truly elevated living experience. Featuring 2 beds on main level, 2 beds on top 3rd level. This curated floor plan adapts effortlessly to your lifestyle whether you need room to work from home, entertain guests, or simply unwind in style. Sleek kitchen space features energy-efficient SS appliances and clean, elegant finishes. Enjoy year-round comfort with integrated cooling system. Nestled in a peaceful yet highly walkable location, you’re just steps away fr

Key facts

• Walkable location
• Built 2020
• Listed 69 days

Tags

• ENERGY-EFFICIENT SS APPLIANCES
• INTEGRATED COOLING SYSTEM
• WALKABLE LOCATION
• VIBRANT SHOPS CAFES PARKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $699k.

Deal economics

• At list price, monthly cash flow is $-992 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $524k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $451k (35.5% below list).
• Recommended offer: $451k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 1.6% in Seattle — 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 75/100 on livability (#166 in WA, #4,033 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Seattle Public Schools (urban): math 64% / reading 72% proficiency, ranked #19 of 291 in WA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 173 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 runs 44% of the median local income ($124k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 70 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $50k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $451,197 (35.5% 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 70 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.65% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 12.9

CMA / ARV

• ARV (median comp): $823,821
• List price: $699,000
• Delta: -15.15%
• 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
67 W Dravus St	0.11mi	3/2.0 (-1)	1,159 (-3%)	13mo	$805,000	$695	73
3636 Palatine Ave N Unit A	0.49mi	3/2.5 (-1)	1,270 (+7%)	2mo	$885,000	$697	59
3633 Evanston Ave N Unit B	0.54mi	3/2.5 (-1)	1,310 (+10%)	0mo	$880,000	$672	53
105 C NW 39th St	0.48mi	3/2.0 (-1)	1,284 (+8%)	8mo	$865,000	$674	51
814 W Argand St Unit A	0.47mi	3/1.5 (-1)	1,240 (+4%)	15mo	$725,000	$585	50
2708 5th Ave W	0.26mi	3/2.0 (-1)	1,322 (+11%)	17mo	$970,000	$734	48
3635 Evanston Ave N Unit B	0.53mi	3/3.5 (-1)	1,330 (+12%)	2mo	$825,000	$620	45
3901 Fremont Ave N #301	0.67mi	3/2.0 (-1)	1,218 (+2%)	16mo	$762,500	$626	44
3634 Palatine Ave N Unit B	0.48mi	3/3.0 (-1)	1,350 (+13%)	7mo	$855,000	$633	42
2608 10th Ave W Unit B	0.54mi	3/2.0 (-1)	1,072 (-10%)	14mo	$995,000	$928	40
3627 B Fremont Ave N	0.57mi	3/2.5 (-1)	1,340 (+13%)	13mo	$840,000	$627	37
2116 3rd Ave N	0.73mi	3/2.5 (-1)	1,355 (+14%)	14mo	$940,000	$694	26

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.07×
• Total profit: $-182,647
• Equity at exit: $104,223

10-year hold

• IRR: -32.9%
• Equity multiple: -0.35×
• Total profit: $-265,140
• Equity at exit: $60,437

Cash invested: $195,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City Seattle: 0 Strongly Tenant-Friendly · D+52

Just Cause + Relocation Assistance + Source of Income + First in Time.

Methodology + full state rankings →

ZIP-level market 98119

• Rents YoY: 1.6%
• Active inventory: 173
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $4,512 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$600 /mo · $7,196/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $-992

Break-even live

Break-even rent $5,768

Max offer price $523,742

Occupancy floor —

Sensitivity live

Price	-10% $-596	-5% $-794	+0% $-992	+5% $-1,190	+10% $-1,388
Rent	-10% $-1,349	-5% $-1,170	+0% $-992	+5% $-814	+10% $-636
Rate	-1.0pp $-640	-0.5pp $-814	base $-992	+0.5pp $-1,173	+1.0pp $-1,357

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128A W Florentia St Unit 1520970P Seattle, WA	3.0	2.5	1227	$7,136	$5.82	1d	1	0.02mi
608 W Emerson St Seattle, WA	4.0	1.0	1400	$940	$0.67	1d	1	0.39mi
469 N 36th St Unit B Seattle, WA	3.0	1.0	1000	$2,200	$2.20	1d	1	0.47mi
3207 12th Ave W Seattle, WA	3.0	2.0	1500	$4,000	$2.67	16d	1	0.60mi
2551 1/2 13th Ave W Seattle, WA	3.0	1.0	1040	$3,500	$3.37	10d	1	0.73mi
2465 Dexter Ave N Unit 304 Seattle, WA	3.0	2.0	1050	$3,391	$3.23	12d	1	0.79mi
4139 Fremont Ave N Seattle, WA	3.0	2.5	1430	$3,695	$2.58	2d	1	0.86mi
2233 14th Ave W Apt 4 Seattle, WA	3.0	3.0	1450	$4,000	$2.76	1d	1	0.88mi
3814 Interlake Ave N Seattle, WA	3.0	2.5	1381	$3,760	$2.72	1d	1	0.99mi
4431 Evanston Ave N Unit 201 Seattle, WA	3.0	1.0	880	$3,395	$3.86	44d	1	1.06mi
1405 4th Ave W Seattle, WA	3.0	1.5	1350	$4,495	$3.33	44d	1	1.07mi
2118 W Ruffner St Seattle, WA	3.0	2.5	1200	$3,600	$3.00	15d	1	1.19mi
2118 W Ruffner St Seattle, WA	3.0	2.5	1200	$3,600	$3.00	10d	1	1.19mi
7 Highland Dr #301 Seattle, WA	3.0	2.0	1190	$4,100	$3.45	44d	1	1.23mi
616 N 48th St Seattle, WA	3.0	1.0–2.0	592	$3,425	$5.78	1d	2	1.24mi
5004 8th Ave NW Seattle, WA	3.0	2.0	1335	$3,350	$2.51	22d	1	1.29mi
1234 Taylor Ave N Unit 4 Seattle, WA	3.0	2.0	1342	$4,300	$3.20	1d	1	1.30mi
1287 Westlake Ave N Seattle, WA	1.0–3.0	1.0–2.0	1007	$9,261	$9.19	1d	22	1.37mi
100 Aloha St Seattle, WA	3.0	2.0	1125	$2,995	$2.66	1d	1	1.38mi
933 NW 52nd St Seattle, WA	3.0	2.0	1367	$4,200	$3.07	1d	1	1.40mi
319 NW Market St Unit 2 Seattle, WA	3.0	2.0	1100	$2,750	$2.50	21d	1	1.43mi
2525 Minor Ave E Seattle, WA	1.0–3.0	1.0–2.0	678	$3,545	$5.23	1d	7	1.49mi

Listing history 25 events

1. 2026-06-19
   days on market $699,000 Active 70 DOM
2. 2026-06-18
   days on market $699,000 Active 69 DOM
3. 2026-06-17
   days on market $699,000 Active 68 DOM
4. 2026-06-16
   days on market $699,000 Active 67 DOM
5. 2026-06-15
   days on market $699,000 Active 66 DOM
6. 2026-06-15
   days on market $699,000 Active 65 DOM
7. 2026-06-13
   days on market $699,000 Active 64 DOM
8. 2026-06-12
   days on market $699,000 Active 63 DOM
9. 2026-06-10
   days on market $699,000 Active 61 DOM
10. 2026-06-09
    days on market $699,000 Active 60 DOM
11. 2026-06-08
    days on market $699,000 Active 59 DOM
12. 2026-06-07
    days on market $699,000 Active 58 DOM
13. 2026-06-07
    days on market $699,000 Active 57 DOM
14. 2026-06-04
    days on market $699,000 Active 55 DOM
15. 2026-06-03
    days on market $699,000 Active 54 DOM
16. 2026-06-02
    days on market $699,000 Active 53 DOM
17. 2026-06-01
    days on market $699,000 Active 52 DOM
18. 2026-05-31
    days on market $699,000 Active 51 DOM
19. 2026-05-08
    price $699,000
20. 2026-04-30
    price $719,000
21. 2026-04-10
    listed $749,000 Active
22. 2022-06-12
    price $3,400
23. 2021-02-11
    soldstatus $679,950 Sold
24. 2021-01-12
    status Pending
25. 2020-12-19
    listed $679,950 Active

ⓘ 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: $7,196 · $600/mo
• Projected year-2 tax: $7,196 · $600/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 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 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,144
• − Mortgage interest: −$39,155
• − Property taxes: −$7,196
• − Insurance: −$3,495
• − Repairs & maintenance: −$4,332
• − Management: −$4,332
• − Depreciation: −$20,335
• Taxable loss: −$24,700
• Est. tax savings @ 24.0%: +$5,928
• After-tax cash flow: $-5,977/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: Seattle Public Schools
• NCES district ID: 5307710
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 72% ▬ 0.00%
• Median HH income: $68,695
• Composite: 60.76/100
• National rank: #1649
• State rank: #19 of 291 in WA

Livability — Seattle

• Score: 75/100
• State rank: #166
• US rank: #4033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seattle, WA
• County: King County · 2,251,916 people
• City population: 706,262
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 26,879
• Household income: $123,551
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1144.0

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 (67%)
• Race & ethnicity: White 67% Asian 12% Two or more races 12% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Chinese 3% Other Indo-European 2%

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: ▼ -1107.81%
• Current HPI: 309.791
• Rent YoY: ▲ 1.64%
• 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

+2.8% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $699,000 NWMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $719,000 NWMLS as Distributed by MLS Grid
• 2026-04-10 Listed $749,000 NWMLS as Distributed by MLS Grid
• 2022-06-12 Price Changed $3,400 RENT.
• 2021-02-11 Sold (MLS) $679,950 NWMLS as Distributed by MLS Grid
• 2021-01-12 Pending — NWMLS as Distributed by MLS Grid
• 2020-12-19 Listed $679,950 NWMLS as Distributed by MLS Grid

Property tax history

+9.9%/yr

Latest (2025): $7,196 · +8.2% YoY. Source: county tax records.