7610 159th St E #150 · South Hill, WA 98375

$169,950

3 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 7 Days on market

Built 2015 Est $271k · 37% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and move-in ready home located in this all-ages community of Well Care Manufactured Home Park in Puyallup! This refreshed home features brand new vinyl plank flooring, new carpet, fresh interior paint, and updated baseboards, creating a bright and welcoming feel throughout. Residents of the community enjoy secured mailboxes, a playground, and a clubhouse available for private parties, gatherings, and special events — adding to the welcoming neighborhood atmosphere. The monthly park fee also includes the septic fee for added convenience and value. Conveniently located near shopping, dining, parks, and commuter routes, this home offers the perfect balance of peaceful

Key facts

• New carpet
• Updated home
• Fresh interior paint

Tags

• UPDATED HOME
• VINYL PLANK FLOORING
• NEW CARPET
• FRESH INTERIOR PAINT
• SECURED MAILBOXES
• PLAYGROUND

Property features AI

Finance

• Other: Buyer to verify schools
• Financial info: Land lease: $1,150; Listing terms: Cash or Conventional
• HOA & community: Located in a manufactured home park (Hidden Glenn) with approximately 193 homes; Park amenities include clubhouse, common area, exercise room, playground, and recreational area; Park approved for sale

Exterior

• Parking: Carport
• Utilities: Electric energy source; Community water (billed through park); Power by Elmhurst; Sewer: (not specified)
• Home design: Manufactured double-wide home (Fleetwood ORE 527185); One level; Good condition
• Construction: Cement construction materials; Composition roof
• Exterior features: Cement/concrete exterior; Cul-de-sac lot; Paved access; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 2 full bathrooms (2 bathtubs, 2 showers)
• Heating & cooling: Forced air heating; No cooling
• Interior features: Water heater; Bath off primary; Patio/porch/deck
• Laundry & utility: Utility room; Electric water heater located in the laundry room; Storage behind home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Cap rate 13.7% vs local median 3.0% 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-, schools D+, 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.
• Market conditions: Rents rising (+2.8%/yr); 283 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 + 2.8% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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.
• Current owner paid $20k; list at $170k implies a 737% gain — meaningful room to come down on a strong offer.

Recommended offer $169,950

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 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?
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: 1.61% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.54%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $270,936
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15807 78th Avenue Ct E	0.20mi	3/2.0	1,296 (+2%)	11mo	$425,000	$328	78
7706 158th Ct Ct E #132	0.12mi	3/2.0	1,294 (+2%)	16mo	$136,000	$105	78
15605 79th Ave E	0.31mi	3/2.0	1,200 (-6%)	7mo	$350,000	$292	70
15801 85th Ave E	0.61mi	3/2.0	1,280 (+1%)	0mo	$449,500	$351	70
7409 156th Street Ct E Unit E-2	0.22mi	3/1.0	1,224 (-4%)	24mo	$75,000	$61	60
7309 155th St E #2	0.32mi	3/2.0	1,456 (+14%)	2mo	$75,000	$52	59
8417 166th Street Ct E	0.71mi	3/2.0	1,296 (+2%)	9mo	$385,000	$297	56
7313 155th St E #1	0.32mi	3/2.0	1,104 (-13%)	12mo	$149,950	$136	53
15801 81st Ave Ct E #71	0.38mi	2/2.0 (-1)	1,432 (+13%)	16mo	$305,000	$213	42

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 · 2.79% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $38,920
• Equity at exit: $25,340

10-year hold

• IRR: 28.2%
• Equity multiple: 3.48×
• Total profit: $117,854
• Equity at exit: $14,694

Cash invested: $47,586 (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 98375

• Rents YoY: 2.8%
• Active inventory: 283
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,733 high
• Mortgage (P&I): −$891
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $1,053

Break-even live

Break-even rent $1,401

Max offer price $169,950

Occupancy floor 56%

Sensitivity live

Price	-10% $1,149	-5% $1,101	+0% $1,053	+5% $1,004	+10% $956
Rent	-10% $837	-5% $945	+0% $1,053	+5% $1,160	+10% $1,268
Rate	-1.0pp $1,138	-0.5pp $1,096	base $1,053	+0.5pp $1,008	+1.0pp $964

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: $42,488
• Closing costs: $5,098
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16216 and16218 72nd Avenue Ct E Puyallup, WA	3.0	2.5	1500	$2,480	$1.65	24d	1	0.28mi
7104 163rd St E Puyallup, WA	3.0	2.0	1260	$2,800	$2.22	24d	1	0.36mi
15012 71st Ave E South Hill, WA	3.0	1.5	1200	$2,300	$1.92	2d	1	0.67mi
15010 71st Ave E Unit S168-12 Puyallup, WA	3.0	1.5	1200	$2,300	$1.92	2d	1	0.67mi
15502 87th Ave E Unit 15502 South Hill, WA	3.0	2.0	1300	$2,495	$1.92	24d	1	0.75mi
15623 90th Avenue Ct E Puyallup, WA	3.0	2.0	1286	$3,065	$2.38	12d	1	0.93mi
15623 90th Avenue Ct E Puyallup, WA	4.0	2.0	1286	$3,065	$2.38	13d	1	0.93mi
7513 177th Street Ct E Puyallup, WA	1.0–4.0	1.0–2.5	1243	$2,940	$2.37	10d	7	1.06mi
8345 175th Street Ct E Puyallup, WA	2.0	2.5	1588	$2,300	$1.45	13d	1	1.08mi
17814 75th Ave E Puyallup, WA	2.0	1.5	1064	$2,295	$2.16	21d	1	1.19mi
17908 72nd Ave E Puyallup, WA	3.0	2.5	1719	$1,400	$0.81	24d	1	1.23mi
17718 85th Avenue Ct E Unit 17718-C Puyallup, WA	2.0	1.5	916	$1,525	$1.66	22d	1	1.25mi
9530 160th Street Ct E Puyallup, WA	2.0–3.0	2.5	1284	$2,550	$1.99	13d	1	1.26mi
9611 161st St E Puyallup, WA	2.0	2.5	1150	$2,200	$1.91	15d	1	1.27mi
97th Ave E Puyallup, WA	3.0	2.5	1452	$2,495	$1.72	24d	1	1.41mi
9921 158th St E Puyallup, WA	2.0	1.0	1100	$2,400	$2.18	13d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $169,950 Active 7 DOM
2. 2026-06-17
   days on market $169,950 Active 6 DOM
3. 2026-06-16
   days on market $169,950 Active 5 DOM
4. 2026-06-15
   days on market $169,950 Active 4 DOM
5. 2026-06-13
   days on market $169,950 Active 2 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $169,950 Active 1 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: $1,738 · $145/mo
• Projected year-2 tax: $1,738 · $145/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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

Taxation est. · year 1

• Rental income: $32,802
• − Mortgage interest: −$9,520
• − Property taxes: −$1,738
• − Insurance: −$850
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − Depreciation: −$4,944
• Taxable income: $10,501
• Est. tax owed @ 24.0%: −$2,520
• After-tax cash flow: $10,110/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.

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

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 · 788,257 people
• City population: 76,707
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 31,187
• Household income: $117,074
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 541.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 57% Two or more races 22% Hispanic / Latino 13% Black 8% Asian 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 3% Lithuanian 3% Italian 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 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: ▼ -189.98%
• Current HPI: 285.0074
• Rent YoY: ▲ 2.79%
• 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

+750.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $169,950 NWMLS as Distributed by MLS Grid
• 2006-12-20 Sold (MLS) $20,295 NWMLS as Distributed by MLS Grid
• 2006-08-29 Listed $19,995 NWMLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2026): $1,738 · +4.4% YoY. Source: county tax records.