Redmond, WA · RENTAL_ROI_2026
3-Bedroom ADU rental ROI in Redmond
What a new-build 3-bedroom adu ADU actually returns in Redmond — real rent comps, all-in cost, cap rate, and 10-year wealth build.
Market rent
$3,625/mo
Cap rate (net)
8.8%
Payback
11.4 yrs
All-in build
$437K
10-year ROI projection
Conservative assumptions: 8% vacancy, 4% maintenance reserve, no rent growth, and a flat 45% appreciation across 10 years (Puget Sound 15-year median).
| Gross annual rent | $44K |
| – Vacancy + maintenance (12%) | –$5K |
| = Net operating income | $38K |
| All-in build cost | $437K |
| 10-yr rental income | $383K |
| 10-yr appreciation (45%) | $197K |
| 10-yr total return | $579K |
Rare and premium — best when zoning allows a 1,200 sqft DADU.
3-Bedroom ADU ROI in nearby cities
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Request a Redmond pro formaFrequently asked
What ROI can I expect on a Redmond ADU at $2,200–$2,800/mo rent?
At $2,200–$2,800/mo long-term rent on a $210K all-in 600 sqft DADU in Redmond, unleveraged cap pencils 4.8–6.2% in 2026. Leveraged cash-on-cash (75% HELOC at 8.5%) is 7.5–11%. Tax benefits (depreciation, mortgage interest, operating expense write-offs) typically add 1.5–2.3% to after-tax yield for owners in the 32–37% federal bracket. Mid-term rentals (30–90 day) on the same unit raise gross by 12–22% but add management complexity. 10-year IRR including appreciation lands 9–14% in our Redmond rental hold models.
How long until a Redmond ADU pays for itself?
Cash-on-cash payback (rent net of all expenses recovers down payment + closing) on a Redmond ADU at $2,200–$2,800/mo rent typically lands year 8–11 on a leveraged build, year 14–18 on all-cash. But payback is the wrong metric — total return including appreciation, principal paydown, depreciation shield, and Section 121 exclusion of up to $250K/$500K capital gain on sale is what matters. With those included, Redmond ADUs typically hit IRR breakeven (above your cost of capital) by year 3–4 on a leveraged build.
Should I rent my Redmond ADU long-term, mid-term, or short-term?
Default to long-term (30+ days) for highest after-tax IRR in Redmond because of WA's lack of state income tax and no STR management overhead. Mid-term (30–90 days, often furnished, traveling nurses or insurance-displaced) is the sweet spot in Redmond submarkets near Swedish, Overlake, UW Medicine — adds 12–22% gross with manageable turn frequency. Short-term (≤30 days) faces Redmond-specific permitting friction and platform fees that erode the apparent premium; only recommended in very specific Redmond sub-markets near tourist anchors.
Go deeper: Read: Long-term vs. short-term rental ADU in Seattle
What's the expected appreciation on a Redmond ADU?
Redmond's 10-year median single-family appreciation (FHFA index) runs 5.8–7.2%/yr. Adding a permitted, separately-metered ADU typically adds 30–50% to parcel value at sale — appraisers value via either income approach (cap rate on rental NOI) or sales comp. The marginal value-add ratio (parcel-with-ADU vs parcel-without) is 1.18–1.32 in Redmond based on our 2024–2025 sales comp pulls. Expect appreciation to track the broader Redmond market post-build.
Does a Redmond ADU make sense if I plan to sell in 5 years?
Math depends on entry price vs market spread. Owner-occupants who build for personal use (in-law, aging-in-place) usually recoup 75–95% of build cost at 5-year sale; the gap is the cost of personal use. Investors building for rental should not exit in 5 years — too short to capture full IRR after closing costs and cap-rate compression risk. The right Redmond ADU horizon is 10+ years; 7+ if you anticipate refinancing or selling into a yield-hungry market.
What are typical Redmond ADU operating expenses?
Annualized opex for a turn-key Redmond long-term rental DADU: property tax increment $1,900–$3,100, insurance increment $400–$700, utilities (if landlord-paid; typically tenant-paid via separate meters) $0–$1,200, maintenance reserve 5% of rent, management 8% of rent if outsourced, vacancy 5% of rent. Total opex 28–34% of gross rent, leaving 66–72% NOI. Self-managed owners can compress to 22–26% but trade time for margin.
How do I value a Redmond ADU for sale?
Two methods to triangulate: (1) sales comp — pull arm's-length sales of ADU-equipped Redmond parcels within 1 mile, 12 months; (2) income approach — annual NOI / cap rate (currently 5.5–6.8% in Redmond for stabilized 1BR rentals). The two should converge within 8–12%. Appraisers in Redmond now apply both and weight toward the higher value when sales comps are thin. Bring both packets to listing.
What's the Redmond ADU rent trajectory through 2030?
Long-term Redmond rent growth from 2014–2024 averaged 4.6%/yr including the 2020 dip. Forward-looking, with WA's housing supply catching up under HB 1110 (middle housing) and HB 1337 (ADUs), expect Redmond 1BR rent growth to moderate to 2.8–3.8%/yr through 2030. That still beats CPI inflation by ~120 bps, which preserves real-rent escalation on Redmond ADU pro formas. Underwrite at 3% to be conservative.
Is leveraged Redmond ADU yield better than unlevered?
Yes, currently. At 75% LTV, 8.5% HELOC, $210K build, $2,500/mo rent, after-debt cash flow lands $480–$720/mo (3.0–4.5% cash-on-cash before tax) vs unlevered 4.8–6.2% cap. Leverage looks worse on cap-rate math but better on cash-on-cash because the debt-service spread to gross rent is positive after ~year 3 as rent compounds against fixed-rate debt. Inverts only if HELOC variable rate spikes above ~10.5%.
What's the depreciation benefit on a Redmond ADU?
Residential rental real estate depreciates over 27.5 years straight-line (IRC §168). On a $210K build with land allocated to primary parcel, depreciable basis is roughly $180–$210K. Annual depreciation deduction: $6,500–$7,600. At a 32% federal bracket that shields $2,080–$2,432 of taxes per year — a meaningful boost to after-tax IRR. Cost segregation can accelerate components (appliances, flooring, cabinetry) into 5–7 year buckets, lifting early-year deductions by 30–40%.
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