215 W Kinnear Pl — Queen Anne

Key Facts

List Price $1,399,950

Price / sqft $409 / sqft

Beds / Baths 5 bd / 3 ba

Living Area 3,420 sqft

Lot Size 6,800 sqft

Year Built 1937

Garage Yes

Days on Market 127 DOM ⚠️

MLS # 2457677

Listing Agent Kirk Patterson · Pure Real Estate

Buyer Comp 3%

Status Active

Criteria Checks

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Target ZIP: 98119 — Queen Anne (in target list)

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Not Arterial: W Kinnear Pl — not on excluded arterial list

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Not Olympic Manor: lat 47.628 < 47.693 threshold — passes

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Property Type: Single Family Residential

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Beds: 5 beds (min 3 required)

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Baths: 3 baths (min 2.5 preferred — note: listing description says 2.5, Redfin shows 3; verify on tour)

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Living Area: 3,420 sqft (min 2,200 required; 2,800 target — well above both)

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Lot Size: 6,800 sqft (min 4,500 required — above average for the area)

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Listing Status: Active

⚠️

Price vs. Scenario C Range: $1,399,950 — at the top edge of the $1.15M–$1.45M C range. Fits, but renovation budget will be constrained if price doesn't come down.

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Days on Market: 127 days — major red flag. Demands explanation before further engagement.

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Vintage / Condition: 1937 build — likely has deferred maintenance, aging systems. Lead paint, asbestos, drainage/foundation risks standard for this era.

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Soft Flag — "2 Kitchens / Investment Opportunity": Description language suggests possible conversion or dual-occupancy history. SFR type confirmed, but verify actual layout.

ℹ️

Open Houses: None found for upcoming weekend.

Preference Signals

✓ Views (skyline + Sound) ✓ Large lot (6,800 sqft) ✓ Garage ✓ Pool + deck + patio ✓ 5 beds (in-law / guest room potential) ⚠ 1937 vintage — unknown layout ⚠ 127 DOM — unknown defect ⚠ "2 kitchens" — possible compartmentalized layout ⚠ Pool = ongoing cost + insurance ℹ No learned preferences yet

Bottom-Line Assessment

On paper, this is a wildly oversized Scenario C: 5 beds, 3,420 sqft, 6,800 sqft lot, garage, pool, and Queen Anne views — all at $1.4M, which is $550K below what this home would fetch if it were turnkey. The 127 DOM is the only thing that matters right now. Something is keeping buyers away, and you need to know what before getting excited.

The 1937 vintage is expected at this price and manageable, but raises the usual risks: aging electrical (knob-and-tube?), cast iron or galvanized plumbing, possible foundation/drainage issues, lead paint, asbestos — all standard for the era. The "2 kitchens / investment opportunity" language in the listing may indicate a conversion history or a compromised main-floor layout, which would be a meaningful negative given your preference for open, kid-watchable living space.

Verdict: Tour if you can get a straight answer on the DOM. Ask the agent directly what has caused 4+ months of no offers. If the answer is "priced wrong / bad agent" (plausible given Pure Real Estate's limited presence), a thorough inspection and serious negotiation could unlock a genuinely exceptional home. If the answer is "foundation / structural / environmental," walk.

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