8507 143rd Avenue Ct E #30 · Alderton, WA 98372

$139,900

3 bd · 2.0 ba · 1,020 sqft · Manufactured · 6 Days on market

Built 2024 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Move into this quiet quaint community where pride of ownership shows. The community is an 80/20 community meaning 80% of the residents are 55+ and 20% can be under 55. This BRAND NEW home features 3 bedrooms, 2 baths, kitchen with eating area, pantry and island, living room with lots of light, primary bedroom with its own bath, walk in closet and walk in shower. Private yard with a carport too. Landscaping coming soon. Great location close to all amenities and freeways. Price includes seller paid sales tax, three months free rent and a one year warranty in addition to the manufacturer's warranties! Welcome home!

Key facts

• Great location
• Carport
• Private yard

Tags

• PRIVATE YARD
• CARPORT
• KITCHEN WITH EATING AREA
• WALK IN CLOSET
• WALK IN SHOWER
• GREAT LOCATION

Property features AI

Finance

• Other: High-speed internet available in park
• Financial info: Accepts Cash and Conventional financing
• HOA & community: Located in Lone Cedar park; Park approved for sale; Approximately 50 homes in the park; Senior community; Land lease: $1,150

Exterior

• Parking: Carport
• Utilities: Electric energy source; Electric water heater; Public water (metered by park); Septic sewer; PSE power; Xfinity cable; Xfinity internet
• Home design: Manufactured single-wide home; Manufactured after 06/15/1976; One level; Manufactured house (Clayton model 55TMP16663AH24); Very good condition; Mobile home remains in place
• Construction: Wood construction
• Exterior features: Wood exterior products; Composition (asphalt) roof; Tie-down foundation; Dead-end street; Paved access; Has view

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Water heater; Entry; Dining room; Living room; Kitchen with eating space; Utility room; Walk-in closet; Drapes; Awnings; Patio/porch/deck; Landscaped
• Laundry & utility: Utility room (laundry/utility space)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 14.1% vs local median 2.5% in Alderton — 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 68/100 on livability (#269 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Sumner School District (suburban): math 64% / reading 73% proficiency, ranked #18 of 291 in WA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.5%/yr); 167 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $967 of loan paydown is wiped out by about $4k 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 + 4.5% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.90%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $71,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8410 143rd Avenue Ct E	0.05mi	2/1.0 (-1)	924 (-9%)	1mo	$65,000	$70	72
8510 143rd Avenue Ct E #23	0.04mi	3/1.0	924 (-9%)	8mo	$23,000	$25	71
8404 144th Ave E #36	0.07mi	3/2.0	924 (-9%)	22mo	$45,000	$49	63
8602 143rd Avenue Ct E #11	0.02mi	2/2.0 (-1)	880 (-14%)	12mo	$150,000	$170	61

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 · 4.46% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.99×
• Total profit: $38,916
• Equity at exit: $20,860

10-year hold

• IRR: 32.5%
• Equity multiple: 4.16×
• Total profit: $123,702
• Equity at exit: $12,096

Cash invested: $39,172 (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.

Methodology + full state rankings →

ZIP-level market 98372

• Rents YoY: 4.5%
• Active inventory: 167
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,377 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $911

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 57%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7413 142nd Ave E Sumner, WA	1.0–2.0	1.0	798	$1,999	$2.50	1d	6	0.75mi
3002 E Pioneer Puyallup, WA	2.0–3.0	1.5–2.0	981	$2,945	$3.00	1d	32	0.92mi
7105 142nd Ave E Unit A Sumner, WA	2.0	1.0	1150	$1,925	$1.67	24d	1	0.95mi
3107 E Main Ave Puyallup, WA	1.0–3.0	1.0–2.0	963	$2,622	$2.72	1d	30	1.32mi

Listing history 6 events

1. 2026-06-18
   days on market $139,900 Active 6 DOM
2. 2026-06-17
   days on market $139,900 Active 5 DOM
3. 2026-06-16
   days on market $139,900 Active 4 DOM
4. 2026-06-15
   days on market $139,900 Active 3 DOM
5. 2026-06-13
   remarks 619-char remark
6. 2026-06-13
   listed $139,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,521
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$4,070
• Taxable income: $9,253
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $8,709/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready mobile home features a modern kitchen, good condition throughout, and is located in a quiet community with amenities close by.

Value-add opportunities

• Both Landscaping — Landscaping will enhance curb appeal and increase both resale and rental value
• Both Painting — Painting interior and exterior walls will freshen up the home and increase its value
• Rental Appliance Maintenance — Regular maintenance of appliances will ensure they continue to function properly and attract renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Landscaping will enhance curb appeal and increase both resale and rental value ↑
• Both Painting — Painting interior and exterior walls will freshen up the home and increase its value ↑
• Rental Appliance Maintenance — Regular maintenance of appliances will ensure they continue to function properly and attract renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sumner School District
• NCES district ID: 5308610
• Math proficiency: 64% ▲ 1.00%
• Reading proficiency: 73% ▬ 0.00%
• Median HH income: $76,138
• Composite: 61.86/100
• National rank: #1497
• State rank: #18 of 291 in WA

Livability — Alderton

• Score: 68/100
• State rank: #269
• US rank: #9357

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alderton, WA
• County: Pierce County · 788,257 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 26,012
• Household income: $98,152
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 871.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 8% Asian 6% Black 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Romanian 4% Subsaharan African 3%
• Foreign-born: 13% · Canada, South Korea, China
• Languages at home: 81% English-only · Russian/Polish/Slavic 5% Spanish 4% Other Asian/Pacific 3%

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: ▼ -283.81%
• Current HPI: 309.7871
• Rent YoY: ▲ 4.46%
• 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
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

1 event — show timeline

• 2026-06-12 Listed $139,900 NWMLS as Distributed by MLS Grid