11407 126th St E #222 · South Hill, WA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $604 – $1,122
Heat risk 3/10 · Minor
- Hot days now (above 87°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 10 days/yr
- Unhealthy air days in 30 yrs
- 10 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B- grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- Cash flow +22.5/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- Schools +5.4/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Rent growth +2.9/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -5.7
$79,950
11407 126th St E #222 · South Hill, WA 98374
2 bd · 2.0 ba · 1,459 sqft · Manufactured
public records
Manufactured home
55+ age-restricted
Built 1975
$55/sqft
· 25% below area
Est $114k · 30% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
PRICE REEDUCE! REFRESHED AND READY TO MOVE IN, This 2 bedroom, 2 bath. Master bedroom with Soaking Tub (free standing) Home offers Comfort and great update throughout. Kitchen with Stainless Appliances, Stove top with Counter top surround for a quick breakfast or hand out for chatting. Outside Deck with cover, perfect for your morning coffee. Generous Floor plan with plenty of live or entertain. Home with heat Pump keep you warm in Winter and Cool in Summer. Home is located in 55+ Sans Souci Community with friendly atmospheres, Club House, Pool and all fun activities. Closed to Shopping and all other services.
Key facts
- Clubhouse
- Heat pump
- Soaking tub
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $900 ($11k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $80k).
- Cap rate 19.8% vs local median 3.1% in South Hill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 80/100 on livability (#84 in WA, #1,620 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, cost of living F.
- Puyallup School District (suburban): math 53% / reading 66% proficiency, ranked #52 of 291 in WA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: Ridgecrest Elementary (479 students, 43% FRL); Ferrucci Jr High (819 students, 52% FRL); Emerald Ridge High School (1,537 students, 37% FRL) — zoned schools average 44% FRL vs 27% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+1.7%/yr); 846 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,209 units permitted in Pierce County in 2024 (1,269 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
- Pierce County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- At projected returns (-3.0% appreciation + 1.7% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
Negotiation context
- Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
- 6 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Recommended offer
$79,950
Questions for the listing agent
- Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 2.27% ✓
- Cap rate
- 19.81%
- Cash-on-cash
- 48.27%
- DSCR
- 3.15
- GRM
- 3.7
CMA / ARV
- ARV (median comp)
- $113,565
- List price
- $79,950
- Delta
- -29.60%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 11306 125th Street Ct E #89 | 0.07mi | 3/2.0 (+1) | 1,464 (+0%) | 2mo | $70,000 | $48 | 90 |
| 11301 126th St E #241 | 0.10mi | 2/2.0 | 1,425 (-2%) | 6mo | $60,000 | $42 | 87 |
| 11423 127th St E #190 | 0.04mi | 3/2.0 (+1) | 1,404 (-4%) | 2mo | $122,500 | $87 | 85 |
| 11415 127th St E #186 | 0.04mi | 2/2.0 | 1,339 (-8%) | 8mo | $80,000 | $60 | 78 |
| 11303 127th Street Ct E #164 | 0.13mi | 2/2.0 | 1,560 (+7%) | 6mo | $144,950 | $93 | 77 |
| 11323 127th Street Ct E #159 | 0.09mi | 3/2.0 (+1) | 1,561 (+7%) | 3mo | $120,000 | $77 | 77 |
| 11418 127th St E #189 | 0.06mi | 3/2.0 (+1) | 1,542 (+6%) | 8mo | $150,000 | $97 | 76 |
| 11417 124TH Street Ct E #116 | 0.10mi | 3/2.0 (+1) | 1,292 (-11%) | 1mo | $115,000 | $89 | 71 |
| 12510 123rd Street Ct E #33 | 0.70mi | 2/2.0 | 1,440 (-1%) | 2mo | $164,000 | $114 | 63 |
| 12314 124th St E #17 | 0.60mi | 2/2.0 | 1,507 (+3%) | 6mo | $150,000 | $100 | 61 |
| 12404 124TH St E #16 | 0.62mi | 3/2.0 (+1) | 1,488 (+2%) | 3mo | $120,700 | $81 | 60 |
| 12513 123rd Avenue Ct E #112 | 0.59mi | 3/2.0 (+1) | 1,296 (-11%) | 1mo | $158,000 | $122 | 48 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 1.72% rent growth · sell at horizon
5-year hold
- IRR
- 44.3%
- Equity multiple
- 2.88×
- Total profit
- $42,098
- Equity at exit
- $11,921
10-year hold
- IRR
- 49.7%
- Equity multiple
- 5.53×
- Total profit
- $101,327
- Equity at exit
- $6,913
Cash invested: $22,386 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 28 Tenant-Leaning
- State Washington
- 28 Tenant-Leaning · D+8
- County
- — inherits STATE
- City
- — inherits STATE
Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 15 active · 14 under contract
- Months of supply
- 5.6 mo (18%/mo absorbed)
- Median asking
- $140,000 ($98/sqft)
- Median days on market
- 231 d
- This list price
- 20% of active listings are priced below it
- ARV vs active asking
- -20.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98374
- Rents YoY
- 1.7%
- Active inventory
- 846
- Price-to-rent
- 3.7×
Monthly cashflow live
↻
- Estimated rent
- $1,818 high interval (Pro) →
- Mortgage (P&I)
- −$419
- Tax from tax record
- −$83 /mo · $1,001/yr
- Insurance
- −$33
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$382
- Net cashflow
- $900
Break-even live
Break-even rent
$678
Max offer price
$79,950
Occupancy floor
45%
Sensitivity live
| Price | -10% $946 | -5% $923 | +0% $900 | +5% $878 | +10% $855 |
|---|---|---|---|---|---|
| Rent | -10% $757 | -5% $829 | +0% $900 | +5% $972 | +10% $1,044 |
| Rate | -1.0pp $941 | -0.5pp $921 | base $900 | +0.5pp $880 | +1.0pp $859 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $19,988
- Closing costs
- $2,398
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 12114 117th Avenue Ct E Unit 116 Puyallup, WA | 3.0 | 2.0 | 1288 | $2,100 | $1.63 | 104d | 1 | 0.31mi |
| 12813 109th Avenue Ct E Puyallup, WA | 2.0 | 1.5 | 1110 | $1,995 | $1.80 | 109d | 1 | 0.36mi |
| 12813 109th Avenue Ct E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,195 | $1.98 | 17d | 1 | 0.36mi |
| 12813 109th Avenue Ct E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,195 | $1.98 | 10d | 1 | 0.36mi |
| 11812 120th St E Unit 11812 Puyallup, WA | 3.0 | 1.5 | 1100 | $1,925 | $1.75 | 36d | 1 | 0.42mi |
| 11912 120th St E Puyallup, WA | 3.0 | 2.0 | 1314 | $2,995 | $2.28 | 79d | 1 | 0.43mi |
| 12317 121st Avenue Ct E Puyallup, WA | 2.0 | 2.0 | 1034 | $2,400 | $2.32 | 158d | 1 | 0.47mi |
| 12317 121st Avenue Ct E Puyallup, WA | 2.0 | 2.0 | 1034 | $2,400 | $2.32 | 139d | 1 | 0.47mi |
| 12117 122nd Ave E Puyallup, WA | 3.0 | 2.5 | 1463 | $2,950 | $2.02 | 0d | 3 | 0.52mi |
| 12624 106th Avenue Ct E Puyallup, WA | 3.0 | 1.5 | 1240 | $2,650 | $2.14 | 10d | 1 | 0.54mi |
| 12006 108th Avenue Ct E Puyallup, WA | 3.0 | 1.0 | 1000 | $2,000 | $2.00 | 143d | 1 | 0.55mi |
| 10614 123rd Street Ct E Puyallup, WA | 3.0 | 1.5 | 1584 | $2,500 | $1.58 | 184d | 1 | 0.55mi |
| 12204 105th Avenue Ct E Puyallup, WA | 3.0 | 2.0 | 1571 | $2,295 | $1.46 | 104d | 1 | 0.65mi |
| 12724 104th Avenue Ct E Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 910 | $1,972 | $2.17 | 105d | 13 | 0.65mi |
| 12724 104th Avenue Ct E Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 910 | $1,830 | $2.01 | 9d | 8 | 0.65mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,300 | $2.07 | 38d | 1 | 0.66mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,300 | $2.07 | 41d | 1 | 0.66mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,300 | $2.07 | 45d | 1 | 0.66mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,500 | $2.25 | 75d | 1 | 0.66mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,500 | $2.25 | 69d | 1 | 0.66mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,500 | $2.25 | 53d | 1 | 0.66mi |
| 13402 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1504 | $2,550 | $1.70 | 10d | 1 | 0.72mi |
| 13404 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1404 | $2,650 | $1.89 | 165d | 1 | 0.72mi |
| 3939 10th St SE Unit F6 Puyallup, WA | 2.0 | 2.0 | 1050 | $1,895 | $1.80 | 13d | 1 | 0.73mi |
| 3939 10th St SE Unit F6 Puyallup, WA | 2.0 | 2.0 | 1050 | $1,895 | $1.80 | 55d | 1 | 0.73mi |
| 502 43rd Avenue Ct SE Apt 15D Puyallup, WA | 3.0 | 2.0 | 1400 | $2,730 | $1.95 | 29d | 1 | 0.73mi |
| 12111 104th Ave E Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 902 | $1,610 | $1.78 | 145d | 1 | 0.74mi |
| 12123 125th Avenue Ct E Puyallup, WA | 2.0 | 2.0 | 1110 | $2,100 | $1.89 | 184d | 1 | 0.74mi |
| 502 43rd Ave SE Puyallup, WA | 2.0–3.0 | 2.0 | 1250 | $2,720 | $2.18 | 2d | 5 | 0.74mi |
| 12111 125th Avenue Ct E Puyallup, WA | 2.0 | 2.0 | 1110 | $2,350 | $2.12 | 2d | 1 | 0.75mi |
| 701 43rd Ave SE Apt D306 Puyallup, WA | 3.0 | 2.0 | 1144 | $1,867 | $1.63 | 113d | 1 | 0.77mi |
| 13011 Meridian E Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 942 | $1,945 | $2.06 | 0d | 21 | 0.77mi |
| 4002 10th St SE Puyallup, WA | 2.0 | 2.0 | 1192 | $2,495 | $2.09 | 10d | 1 | 0.78mi |
| 12609 119th Street Ct E Puyallup, WA | 3.0 | 2.0 | 1100 | $2,700 | $2.45 | 87d | 1 | 0.81mi |
| 13523 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1504 | $2,550 | $1.70 | 10d | 1 | 0.82mi |
| 13523 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1404 | $2,650 | $1.89 | 165d | 1 | 0.82mi |
| 13523 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1504 | $2,550 | $1.70 | 51d | 1 | 0.82mi |
| 13610 107th Avenue Ct E Puyallup, WA | 3.0 | 2.5 | 1792 | $3,085 | $1.72 | 79d | 1 | 0.82mi |
| 13709 107th Avenue Ct E Unit 8 Puyallup, WA | 2.0 | 1.0 | 988 | $2,200 | $2.23 | 10d | 1 | 0.83mi |
| 10634 136th Street Ct E Puyallup, WA | 3.0 | 2.5 | 1839 | $3,182 | $1.73 | 3d | 1 | 0.84mi |
Property features AI
Finance
- Financial info
- Cash, conventional, and owner-carry financing accepted
- HOA & community
- Located in San Souci, a senior communityPets subject to restrictionsLand lease: $1,200
Exterior
- Parking
- Carport
- Utilities
- Electric power
- Home design
- Single-level manufactured homeDouble-wide
- Construction
- Wood constructionComposition roofTie-down foundation
- Exterior features
- Wood products exterior
Interior
- Kitchen
- Dishwasher, refrigerator, stove/range
- Bedrooms
- 2 bedrooms
- Flooring
- Laminate flooring
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- High-efficiency heatingHeat pump cooling
- Interior features
- Bath off primary bedroom
- Laundry & utility
- Washer, dryer
Listing history 50 events
-
2026-11-08days on market $79,950 Active
-
2026-09-11days on market $79,950 Active 184 DOM
-
2026-09-05days on market $79,950 Active 178 DOM
-
2026-09-04days on market $79,950 Active 177 DOM
-
2026-09-03days on market $79,950 Active 176 DOM
-
2026-08-31days on market $79,950 Active 173 DOM
-
2026-08-30days on market $79,950 Active 172 DOM
-
2026-08-29days on market $79,950 Active 171 DOM
-
2026-08-28days on market $79,950 Active 170 DOM
-
2026-08-27days on market $79,950 Active 169 DOM
-
2026-08-25days on market $79,950 Active 167 DOM
-
2026-08-24days on market $79,950 Active 166 DOM
-
2026-08-23days on market $79,950 Active 165 DOM
-
2026-08-22days on market $79,950 Active 164 DOM
-
2026-08-21days on market $79,950 Active 163 DOM
-
2026-08-20days on market $79,950 Active 162 DOM
-
2026-08-19days on market $79,950 Active 161 DOM
-
2026-08-18days on market $79,950 Active 160 DOM
-
2026-08-17days on market $79,950 Active 159 DOM
-
2026-08-16days on market $79,950 Active 158 DOM
-
2026-08-15days on market $79,950 Active 157 DOM
-
2026-08-14days on market $79,950 Active 156 DOM
-
2026-08-13days on market $79,950 Active 155 DOM
-
2026-08-12days on market $79,950 Active 154 DOM
-
2026-08-11days on market $79,950 Active 153 DOM
-
2026-08-10days on market $79,950 Active 152 DOM
-
2026-08-09days on market $79,950 Active 151 DOM
-
2026-08-08days on market $79,950 Active 150 DOM
-
2026-08-06days on market $79,950 Active 148 DOM
-
2026-08-05days on market $79,950 Active 147 DOM
-
2026-08-04days on market $79,950 Active 146 DOM
-
2026-08-03days on market $79,950 Active 145 DOM
-
2026-07-31days on market $79,950 Active 142 DOM
-
2026-07-30days on market $79,950 Active 141 DOM
-
2026-07-30days on market $79,950 Active 140 DOM
-
2026-07-28days on market $79,950 Active 139 DOM
-
2026-07-26days on market $79,950 Active 137 DOM
-
2026-07-24days on market $79,950 Active 135 DOM
-
2026-07-23days on market $79,950 Active 134 DOM
-
2026-07-22days on market $79,950 Active 133 DOM
-
2026-07-21days on market $79,950 Active 132 DOM
-
2026-07-20days on market $79,950 Active 131 DOM
-
2026-07-18days on market $79,950 Active 129 DOM
-
2026-07-18days on market $79,950 Active 128 DOM
-
2026-07-16days on market $79,950 Active 127 DOM
-
2026-07-15days on market $79,950 Active 126 DOM
-
2026-07-14days on market $79,950 Active 125 DOM
-
2026-07-13days on market $79,950 Active 124 DOM
-
2026-07-13days on market $79,950 Active 123 DOM
-
2026-07-11days on market $79,950 Active 122 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast WA · Resets to sale price
- Current annual tax
- $1,001 · $83/mo
- Projected year-2 tax
- $1,001 · $83/mo
- Expected delta
- $0/yr ($0/mo · -0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 3/10 Moderate 7 d/yr ≥87°F today · 15 d/yr by 30 yrs out
- Wind 1/10 Low
- Air quality 7/10 Severe 10 unhealthy d/yr today · 10 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $21,819
- − Mortgage interest
- −$4,478
- − Property taxes
- −$1,001
- − Insurance
- −$400
- − Repairs & maintenance
- −$1,746
- − Management
- −$1,746
- − Depreciation
- −$2,326
- Taxable income
- $10,123
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,430
- After-tax cash flow
- $8,376/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Condition & rehab AI · 9 photos
80/100
Cosmetic rehab
Est. rehab $7,295–$21,885 screening
This manufactured home is in good condition with recent updates, ready for move-in. Potential for further improvements to enhance curb appeal and functionality.
Value-add opportunities
- Both Painting exterior siding — Enhances curb appeal and value ↑
- Both Landscaping improvements — Enhances curb appeal and value ↑
- Both New flooring in kitchen and bathrooms — Improves aesthetics and functionality ↑
- Both New kitchen appliances — Enhances functionality and appeal ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
Elementary
Ridgecrest Elementary
Middle
Ferrucci Jr High
High
Emerald Ridge High School
Schools (NCES district)
- District
- Puyallup School District
- NCES district ID
- 5306960
- Math proficiency
- 53% ▬ 0.00%
- Reading proficiency
- 66% ▬ 0.00%
- Median HH income
- $68,291
- Composite
- 54.01/100
- National rank
- #3006
- State rank
- #52 of 291 in WA
A
Composite livability gradescore 80/100
Livability — South Hill
- Score
- 80/100
- State rank
- #84
- US rank
- #1620
Category grades
Amenities A-
Commute A-
Cost of living F
Crime C-
Employment A+
Housing A+
Health & safety A+
User ratings C-
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- South Hill, WA
- County
- Pierce County · 956,648 people
- City population
- 76,707
- Metro
- Seattle-Tacoma-Bellevue, WA
- Population (ZIP)
- 49,007
- Household income
- $112,662
- Rent vs Own
- Severe rent burden
- 13% of renters
Population outlook (Pierce County) Hauer SSP2
- Today (2025)
- 956,648 people
- By 2030
- 1,010,862 · +5.7%
- By 2040
- 1,113,170 · +16.4%
- By 2050
- 1,206,524 · +26.1%
- By 2075
- 1,436,425 · +50.2%
- By 2100
- 1,563,654 · +63.5%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.56)
- Race & ethnicity
- White 64% Two or more races 16% Hispanic / Latino 13% Asian 7% Black 4% Native American 1% Pacific Islander 1%
- Hispanic origin (detail)
- Mexican 9% Puerto Rican 2%
- Languages at home
- 86% English-only · Spanish 7% Other Asian/Pacific 2% Other Indo-European 2%
Political lean MEDSL · Pierce
- 2024 margin
- D (+10.8) · D 53.9% · R 43.1% · Other 3.0%
- 2008→2024 swing
- -1.4pp toward R · 2008: 12.2pp · 2024: 10.8pp
- All cycles
- 2024: D+10.8 2020: D+11.2 2016: D+7.5 2012: D+11.0 2008: D+12.2
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -431.48%
- Current HPI
- 286.6617
- Rent YoY
- ▲ 1.72%
- Metro
- Seattle-Tacoma-Bellevue, WA
- State GDP YoY
- ▲ 4.65%
- F500 in state
- 22
Industry mix (Fortune 500 HQ in WA)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Retail | 2 | $269B |
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| Technology / Retail | 1 | $638B |
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| Technology | 1 | $245B |
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| Telecommunications | 1 | $38B |
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| Food / Beverage | 1 | $36B |
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| Automotive / Trucks | 1 | $34B |
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Price history
+90.4% since first listed20 events — show timeline
- 2026-11-07 Listed $79,950 NWMLS as Distributed by MLS Grid
- 2022-03-04 Sold (MLS) $79,950 NWMLS as Distributed by MLS Grid
- 2022-02-23 Pending — NWMLS as Distributed by MLS Grid
- 2021-12-26 Listed $79,950 NWMLS as Distributed by MLS Grid
- 2012-09-24 Delisted — NWMLS as Distributed by MLS Grid
- 2012-09-21 Sold (MLS) $17,000 NWMLS as Distributed by MLS Grid
- 2012-09-13 Pending — NWMLS as Distributed by MLS Grid
- 2012-08-30 Pending — NWMLS as Distributed by MLS Grid
- 2012-06-18 Listed $17,000 NWMLS as Distributed by MLS Grid
- 2012-05-08 Delisted — NWMLS as Distributed by MLS Grid
- 2012-05-07 Sold (MLS) $23,500 NWMLS as Distributed by MLS Grid
- 2012-03-31 Pending — NWMLS as Distributed by MLS Grid
- 2012-03-19 Pending — NWMLS as Distributed by MLS Grid
- 2012-01-13 Listed $23,500 NWMLS as Distributed by MLS Grid
- 2010-08-06 Pending — NWMLS as Distributed by MLS Grid
- 2010-08-03 Sold (MLS) $14,500 NWMLS as Distributed by MLS Grid
- 2010-07-03 Delisted — NWMLS as Distributed by MLS Grid
- 2010-07-01 Listed $14,500 NWMLS as Distributed by MLS Grid
- 2003-07-09 Sold (MLS) $39,500 NWMLS as Distributed by MLS Grid
- 2003-05-25 Listed $42,000 NWMLS as Distributed by MLS Grid
Property tax history
+7.9%/yrLatest (2026): $1,001 · +3.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…