17231 Ambaum Blvd S

Burien, Washington, 98148

Tax DeedpendingSells Oct 10, 2026 · tomorrow

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Beds: 5
Baths: 2
SqFt: 3,000
Lot Size: 8,403
Year Built: 1961
APN: 292304-9352

Property Type: Sfr
Distressed: No
Vacant: No
Owner Type: Individual
Owner Status: Owner Occupied
Length of Ownership: 9 Years 9 Months
Purchase Method: Financed
County: King

Value

Estimated Value: $1,002,000
County Market Value: $776,000; 2025
Assessed Value: $776,000; 2025

Mortgage & Debt

Open Mortgages: 2
Estimated Balance: $467,000
Lien Flags: None recorded; RealEstateAPI flags · not a lien search

Last Sale

Public Record: $550,000; 11/29/2016
Document Type: Warranty Deed

Opportunity

Opening Bid: $2,473
Bid / Value: 0.25%; of $1,002,000
Property Tax 2025: $9,127; annual bill · not the amount owed
Equity (est.): $530,433; 52%
Monthly Rent: $3,446; HUD fair market rent (5 bd)
Gross Yield: 4.13%
Linked Properties: 2

Opening bid

$2,473

Assessed value

$776,000

Land $288,000Improvement $488,000

Market / AVM

$1,002,000

Property tax 2025

$9,127

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 9/29/2026

Ownership Information

Owner 1 Name: Erik Ruffing
Owner 2 Name: Saeng Ruffing
Mailing Address: 17231 Ambaum Blvd S, Burien, WA 98148
Owner Type: Individual
Corporate Owned: No

Property Characteristics

Bedrooms: 5
Total Bathrooms

Deal analysis

Recorded	Position	Amount	Type	Lender	Term	Maturity	Doc #
01/21/2022	First	$467,000	Conventional	Boeing Employees Cu	360	02/01/2052	20220127001144
05/07/2022	Second	$50,000	Credit Line (Revolving) / Heloc	Boeing Employees Cu	300	05/12/2047	20220518000137

Recorded	Position	Amount	Type	Lender	Term	Maturity	Doc #	Open
05/07/2022	Second	$50,000	Credit Line (Revolving) / Heloc	Boeing Employees Cu	300	05/12/2047	20220518000137	Yes
01/21/2022	First	$467,000	Conventional	Boeing Employees Cu	360	02/01/2052	20220127001144	Yes

Sale Date	Recorded	Amount	Document	Doc #	Arm's Length	Method	Buyer	Seller
11/29/2016	12/05/2016	$550,000	Warranty Deed	20161205001774	Yes	Financed	Erik W Ruffing, Saeng Ooy Ruffing	Jennifer M Horstman, Brandon R Horstman
08/12/2013	08/15/2013	$322,500	Warranty Deed	20130815003166	Yes	Financed	Jennifer M Horstman, Brandon R Horstman	Frederick Henry Sethmann, The Robert S Colton Revocable Living Tru
06/09/2009	06/25/2009		Intrafamily Transfer	20090625000250

Your maximum bid

$608,572

Walk away above this. Projected profit at the ceiling: $300,600 (30% of ARV).

Opening bid $2,473

Room to bid $606,099

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$220,570

Under max by $388,002

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

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p(redeem) prior

—

No historical bucket for WA|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $1,002,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $1,002,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$80,160
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical WA range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical WA recording and deed issuance cost.: −$250
Holding costs (6 months)assumed Taxes, insurance, and securing the property at ~$1,503/month.: −$9,018
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$300,600
Maximum bid: $608,572

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. A WASHINGTON TAX DEED CAN BE UNWOUND FOR THREE YEARS AND THE RECORD WILL NOT WARN YOU. RCW 84.64.070: "If the real property of any minor, or any person adjudicated to be legally incompetent, be sold for nonpayment of taxes, the same may be redeemed at any time within three years after the date of sale." Nothing in a title search reveals that a former owner was a minor or had been adjudicated incompetent, so this is a latent claim on every Washington parcel for three years. It is the reason quietTitle is marked required in a state whose deed is otherwise clean.
This is the most trustworthy derived ARV in the file — full market value, revalued every year — but the parcel is only physically inspected once every six years, so an annual revaluation is a model applied to a property nobody has looked at recently. On a tax-foreclosure parcel, where deterioration is the norm and is exactly what a model of comparable sales will miss, the assessment is likely to describe a building in better condition than the one being sold. Farm, agricultural, timber and open space land also has its own valuation basis outside RCW 84.40.030 and will sit far below market.

17231 Ambaum Blvd S

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

17231 Ambaum Blvd S

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

Building Size

Land/Location Information

Legal Description

Tax Assessment Information

Last Non-Arm's Length Ownership Transfer

Recording Information

Buyer/Seller Information

Last Arm's Length Sale Information

Recording Information

Buyer/Seller Information

Distress Flags

Listing

Area

Fair Market Rents

Tax Assessment Information

Open Mortgages

Mortgage History

Sale History

County records

King County rules

Historical comps

Verify before you bid