Black Diamond 98010

King County, WA · 3,254 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

47affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
31.9%
stretched
Days on market
38
daily
Price cuts
17.6%
of active
Valuation
-23.3%
vs assessor
Look up an address
52
/100
Mixed
cooling · balanced · prices easing year-over-year.
Price trend
42
Affordability
65
Valuation
50
Economic health
47

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

64/ 100SellerBalancedBuyer
Negotiate Hard
Needs 6% correction for affordability
DOM: 109d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)40
Supply & Demand (20%)100
Buy vs Rent (15%)75
Cancellation Rate (10%)50
Days on Market (5%)100

Moderate buyer leverage in 98010. Room to negotiate 5-10% below list. Payment burden: 31.9% of median income. Median days on market: 109. Renting is approximately 84% cheaper than buying (price-to-rent ratio: 22.1).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 2.0% YoY.

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Market snapshoteach number, once

Median price
$781,699
▾ 2.0% YoY
Days on market
38
daily · zip_data
Median rent
$2,945
ZORI
Investor score
40/100
cash-flow lens
Active listings
68
90-day

Valuation3 lenses, different anchors

vs assessor
-23.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$599,250
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+69.0%
County-wide market — the widest, slowest signal.
King+69.0%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft—
Price-to-income5.3×

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How 98010 ranks in WA
percentile vs all Washington ZIPs · n=581
Market velocity42%
Supply tightness0%
Affordability69%
Investment yield77%
Appreciation12%

Affordability, supply & momentum

27SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply16.0 mo
Days on Market38d
Inv vs History+10.9%
Listing Density--
Affordability — payment burden
Monthly payment (P&I)$3,949
Payment burden31.9%
Median income · ZIP$148,692
Mortgage rate6.49% · 30yr
Total monthly own$4,730
Monthly rent$2,945
Market dynamics
Price cut %17.6%
Momentumcooling
LeverageBALANCED
Months of supply16
Sales (90d)0
Investment analysis
Median rent$2,945
Price-to-rent22.1
Est. cap rate2.9%
Buy vs rentfavors renting

Livability

Walk score4
Transit score2
Bike score—

Historical trends

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King County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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