2926 W Blaine St — Property Report

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Property Details

List Price	$1,450,000 ⚠️ At top of Scenario C range · Last sold $1.8M (Aug 2021)
Price / sqft	$432/sqft
Beds / Baths	3 bd / 2 ba
Living Area	3,360 sqft
Lot Size	5,000 sqft
Year Built	1925
Property Type	Single Family Residential
Garage	Yes — 1-car
Days on Market	66 days ⚠️ Stale — may indicate condition or pricing issues
MLS #	2478303
Agent	David Huynh · KW Lake Washington So
Buyer Agent Comp	2.25%
Listing Status	Active

🔔 Price history note: Last sold 8/17/2021 for $1,800,000. Currently listed $350K below the 2021 sale price after 66 days on market — warrants condition investigation before touring.

Neighborhood Map

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Criteria Check

✅ Target zip — 98199 (Magnolia) Pass
✅ Arterial street — W Blaine St Pass
✅ Olympic Manor zone — lat 47.635 (not > 47.693) Pass
✅ Property type — Single Family Residential Pass
✅ Listing status — Active Pass
✅ Bedrooms — 3 (min 3) Pass (bare min)
✅ Bathrooms — 2 (min 2) Pass (bare min)
✅ Living area — 3,360 sqft (min 2,200) Well above min
✅ Lot size — 5,000 sqft (min 4,500) Pass
✅ Garage — 1-car Pass
⚠️ Beds vs. Scenario A — 3 of 4 required Below A/B
⚠️ Baths vs. Scenario A — 2 of 2.5 required Below A/B
⚠️ Price vs. Scenario C — $1.45M at top of C ceiling ($1.45M) At ceiling
ℹ️ Open houses None scheduled

⚠️ Concerns

⚠️ Layout likely compartmentalized. 1925 Colonial build — classic era for closed-off rooms, narrow passages, low ceilings on main floor. The listing calls out "charm" and "potential," both renovation-language signals. This style of layout is a significant negative given the preference for open main floor.

⚠️ Below-grade sqft concentration. The lower level "bonus room with exposed wood ceilings" suggests significant square footage is below grade. If 40–50% of the 3,360 sqft is basement, the above-grade living space shrinks considerably.

⚠️ Only 3 bd / 2 ba — no true primary suite. Description does not mention an ensuite bath or walk-in closet. Falls short of 4-bed, 2.5-bath ideal, and the in-law suite / guest room requirement isn't met.

⚠️ Price history is a red flag. This home sold for $1,800,000 in August 2021 — now listed $350K lower at $1,450,000 after 66 days on market. Either significant deferred maintenance, a major market correction specific to this property, or condition issues discovered post-sale.

⚠️ Limited renovation budget. At $1.45M (top of Scenario C ceiling), the all-in budget to stay under $2.2M leaves only ~$750K for renovation — tight for a 100-year-old home requiring layout reconfiguration and full modernization.

✅ Positives

✅ Exceptional sqft for the price. 3,360 sqft at $432/sqft is very good value in Magnolia — this is A-tier square footage at C-tier pricing.

✅ Elliott Bay views. Primary bedroom with sound views is a meaningful bonus — rare at this price point.

✅ Corner lot with excellent light. Corner position provides natural light on multiple sides and a more private feel than interior lots.

✅ Target neighborhood. Magnolia (98199) is on the target list; proximity to Magnolia Village, tennis courts, and Magnolia Park are genuine lifestyle positives.

✅ Garage + private yard. 1-car garage meets minimum; 5,000 sqft lot is sufficient for a real yard with grass space.

✅ French doors to enclosed patio. Described feature suggests some indoor-outdoor flow — a desirable attribute.

Preference Signals

⚠️ compartmentalized-layout ⚠️ below-grade-sqft ⚠️ no-primary-suite ⚠️ stale-listing ℹ️ sound-views ℹ️ corner-lot garage private-yard magnolia-target-zip

Bottom Line

This is a Scenario C listing — a large but dated 1925 Colonial priced at the very top of the renovation budget tier. The square footage is genuinely impressive at 3,360 sqft, and Elliott Bay views from the primary bedroom are a real differentiator, but the bones of a century-old Colonial are almost certainly compartmentalized in ways that conflict with the open-layout preference.

The most concerning signal is the price history: the home sold for $1.8M in August 2021 and is now priced $350K lower after sitting 66+ days. That trajectory — price drop + long DOM — typically indicates either discovered condition issues or a property that felt overpriced to every buyer who walked through. Both scenarios warrant a pre-offer inspection and a frank conversation with the agent about what's driven the price down.

At $1.45M with ~$750K left for renovation (to stay under $2.2M all-in), this would need to pencil out as a significant but not total gut. A tour is reasonable only if the concern about below-grade sqft and compartmentalized layout can be quickly resolved in person. If the main floor is closed off and most of the bonus space is below grade, pass immediately.

Drive Times

⏳ Drive time enrichment pending — will be filled in by listing-enrichment skill

Biking Times

🚲 Biking time enrichment pending

Walkability

🚶 Walkability enrichment pending