10607 63rd Ct E #59 · North Puyallup, WA
Flood risk 9/10 · Severe
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.99%
- 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 89°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 11 days/yr
- Unhealthy air days in 30 yrs
- 12 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 +4.2/5.0
- Rent growth +3.6/5.0
- Condition / age +2.8/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -5.7
$72,500
10607 63rd Ct E #59 · North Puyallup, WA 98372
2 bd · 2.0 ba · 1,052 sqft · Manufactured
public records
· 92 Days on market
Manufactured home
55+ age-restricted
Built 1980
$69/sqft
· 18% below area
Est $89k · 18% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this Move-in ready home located in the desirable Golden Rose 55+ Park. This warm and inviting home blends comfort with easy living. The thoughtful floor plan features vaulted ceilings, a spacious primary suite with an attached bath with a walk-in shower. Enjoy cozy carpeted living spaces and bedrooms, with laminate wood flooring in the kitchen for added durability. The low-maintenance yard and covered patio area add charm to this corner lot. Park-approved pets are welcome. Conveniently close to shopping, dining, and everyday amenities. Residents also enjoy access to the park’s clubhouse, hobby hut, and a calendar of optional activities.
Key facts
- Low maintenance yard
- Attached bath
- Move in ready
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 $72k. Condition is rated average.
Deal economics
- At list price, monthly cash flow is $650 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $72k).
- Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
- Cap rate 18.2% vs local median 5.5% in North Puyallup — 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 85/100 on livability (#25 in WA, #468 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+; Watch: employment C-.
- 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: Stewart Elementary (345 students, 68% FRL); Edgemont Jr High (521 students, 38% FRL); Puyallup High School (1,701 students, 38% FRL) — zoned schools average 48% FRL vs 27% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising fast (+4.5%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $501 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 + 4.5% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
Negotiation context
- It's been on market 92 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $66/mo.
- Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$65,975
(9.0% below list)
Questions for the listing agent
- It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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
- 2.14% ✓
- Cap rate
- 18.15%
- Cash-on-cash
- 42.36%
- DSCR
- 2.88
- GRM
- 3.9
CMA / ARV
- ARV (median comp)
- $88,831
- List price
- $72,500
- Delta
- -18.38%
- Verdict
- UNDERPRICED
- Comps
- 14 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10522 60th Street Ct E | 0.11mi | 2/2.0 | 1,056 (+0%) | 4mo | $84,950 | $80 | 91 |
| 10805 62nd Street Ct E #3 | 0.10mi | 2/2.0 | 1,060 (+1%) | 10mo | $94,000 | $89 | 86 |
| 10515 60th Street Ct E #165 | 0.12mi | 2/2.0 | 1,052 (0%) | 13mo | $30,000 | $29 | 84 |
| 10720 60th Street Ct E #145 | 0.11mi | 2/2.0 | 966 (-8%) | 1mo | $35,000 | $36 | 80 |
| 10524 63rd Street Ct E #51 | 0.03mi | 2/2.0 | 1,147 (+9%) | 5mo | $122,000 | $106 | 79 |
| 10701 63rd St E | 0.03mi | 2/2.0 | 1,140 (+8%) | 14mo | $60,000 | $53 | 73 |
| 6312 107th Ave E #56 | 0.03mi | 2/2.0 | 1,152 (+10%) | 12mo | $72,500 | $63 | 73 |
| 10601 61st St E #117 | 0.09mi | 3/2.0 (+1) | 924 (-12%) | 13mo | $60,000 | $65 | 60 |
| 5705 113th Ave E #68 | 0.58mi | 3/2.0 (+1) | 1,008 (-4%) | 12mo | $62,000 | $62 | 51 |
| 5718 112th Avenue Ct E #37 | 0.45mi | 2/2.0 | 900 (-14%) | 6mo | $125,000 | $139 | 50 |
| 5606 112th Avenue Ct E #15 | 0.50mi | 2/2.0 | 924 (-12%) | 14mo | $85,000 | $92 | 45 |
| 5620 112th Avenue Ct E #23 | 0.48mi | 3/1.0 (+1) | 924 (-12%) | 10mo | $18,500 | $20 | 40 |
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
- 36.4%
- Equity multiple
- 2.58×
- Total profit
- $32,045
- Equity at exit
- $10,810
10-year hold
- IRR
- 43.8%
- Equity multiple
- 5.50×
- Total profit
- $91,290
- Equity at exit
- $6,268
Cash invested: $20,300 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 15 active · 2 under contract
- Months of supply
- 12.9 mo (8%/mo absorbed)
- Median asking
- $85,000 ($76/sqft)
- Median days on market
- 95 d
- This list price
- 20% of active listings are priced below it
- ARV vs active asking
- +11.3% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98372
- Rents YoY
- 4.5%
- Active inventory
- 222
- Price-to-rent
- 3.9×
Monthly cashflow live
↻
- Estimated rent
- $1,552 high interval (Pro) →
- Mortgage (P&I)
- −$380
- Tax from tax record
- −$99 /mo · $1,193/yr
- Insurance
- −$30
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$326
- Net cashflow
- $650
Break-even live
Break-even rent
$729
Max offer price
$72,500
Occupancy floor
53%
Sensitivity live
| Price | -10% $691 | -5% $671 | +0% $650 | +5% $630 | +10% $609 |
|---|---|---|---|---|---|
| Rent | -10% $528 | -5% $589 | +0% $650 | +5% $711 | +10% $773 |
| Rate | -1.0pp $687 | -0.5pp $669 | base $650 | +0.5pp $631 | +1.0pp $612 |
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
- $18,125
- Closing costs
- $2,175
- 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 |
|---|---|---|---|---|---|---|---|---|
| 1027 N Meridian Puyallup, WA | 2.0 | 1.0 | 865 | $1,795 | $2.08 | 26d | 3 | 0.16mi |
| 513 5th St NE Puyallup, WA | 3.0 | 1.0 | 1140 | $2,575 | $2.26 | 93d | 1 | 0.33mi |
| 735 2nd St NW Unit 1 Puyallup, WA | 2.0 | 1.0 | 837 | $1,695 | $2.03 | 71d | 1 | 0.38mi |
| 501 2nd Ave NE Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 1506 | $2,299 | $1.53 | 93d | 17 | 0.40mi |
| 501 2nd St NE Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 850 | $2,245 | $2.64 | 17d | 8 | 0.42mi |
| 5517 108th Avenue Ct E Unit 5517 Puyallup, WA | 2.0 | 1.0 | 864 | $1,725 | $2.00 | 93d | 1 | 0.43mi |
| 425 4th St NE Apt B1 Puyallup, WA | 2.0 | 1.5 | 940 | $2,095 | $2.23 | 43d | 1 | 0.43mi |
| 407 Valley Ave NE Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 923 | $2,062 | $2.23 | 93d | 1 | 0.53mi |
| 6808 112th Ave E Unit B Puyallup, WA | 3.0 | 1.5 | 1400 | $2,300 | $1.64 | 93d | 1 | 0.55mi |
| 509 Valley Ave NE Puyallup, WA | 2.0–3.0 | 2.5 | 1471 | $2,785 | $1.89 | 7d | 11 | 0.56mi |
| 721 2nd Ave NE Puyallup, WA | 2.0 | 1.5 | 1000 | $1,895 | $1.90 | 73d | 1 | 0.56mi |
| 719 2nd Ave NE Apt 2 Puyallup, WA | 2.0 | 1.5 | 1000 | $1,895 | $1.90 | 54d | 1 | 0.57mi |
| 120 5th St NE Unit 1 Puyallup, WA | 1.0 | 1.0 | 726 | $1,595 | $2.20 | 93d | 1 | 0.59mi |
| 609 5th Ave NW Puyallup, WA | 3.0 | 1.0 | 1300 | $2,550 | $1.96 | 7d | 1 | 0.73mi |
| 344 7th St SE Puyallup, WA | 2.0 | 1.0 | 800 | $1,650 | $2.06 | 93d | 2 | 0.83mi |
| 344 7th St SE Unit 20 Puyallup, WA | 2.0 | 1.0 | 800 | $1,650 | $2.06 | 73d | 1 | 0.83mi |
| 344 7th St SE Puyallup, WA | 2.0 | 1.0 | 800 | $1,625 | $2.03 | 15d | 1 | 0.83mi |
| 4908 110th Avenue Ct E #3 Edgewood, WA | 3.0 | 2.0 | 1100 | $2,395 | $2.18 | 38d | 1 | 0.83mi |
| 4908 110th Ave Ct E Edgewood, WA | 3.0 | 2.0 | 1100 | $2,395 | $2.18 | 67d | 1 | 0.83mi |
| 344 7th St SE Unit 8 Puyallup, WA | 2.0 | 1.0 | 800 | $1,595 | $1.99 | 73d | 1 | 0.83mi |
| 803 9th St NW Unit 803 Puyallup, WA | 2.0 | 1.0 | 800 | $1,775 | $2.22 | 69d | 1 | 0.84mi |
| 403 4th Ave SE Puyallup, WA | 3.0 | 2.5 | 1184 | $2,840 | $2.40 | 48d | 1 | 0.87mi |
| 4824 110th Avenue Ct E Edgewood, WA | 1.0–2.0 | 1.0 | 775 | $2,050 | $2.65 | 9d | 2 | 0.91mi |
| 10710 48th St E Unit A Edgewood, WA | 2.0 | 1.0 | 898 | $2,295 | $2.56 | 93d | 1 | 0.91mi |
| 1617 E Main Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 930 | $2,210 | $2.38 | 9d | 27 | 0.92mi |
| 4729 114th Ave E Edgewood, WA | 2.0 | 1.0 | 800 | $1,995 | $2.49 | 69d | 1 | 0.98mi |
| 4727 114th Ave E Edgewood, WA | 2.0 | 1.0 | 800 | $1,995 | $2.49 | 69d | 1 | 0.99mi |
| 813 W Main Puyallup, WA | 1.0 | 1.0 | 700 | $1,600 | $2.29 | 93d | 1 | 1.00mi |
| 1017 13th Street Ct NW Puyallup, WA | 3.0 | 2.0 | 1250 | $2,200 | $1.76 | 93d | 1 | 1.05mi |
| 508 11th St NW Puyallup, WA | 2.0 | 1.0 | 1037 | $2,000 | $1.93 | 93d | 1 | 1.05mi |
| 508 11th St NW Unit H Puyallup, WA | 2.0 | 1.0 | 1037 | $1,800 | $1.74 | 66d | 1 | 1.05mi |
| 737 7th St SE Puyallup, WA | 1.0 | 1.0 | 750 | $1,649 | $2.20 | 7d | 1 | 1.07mi |
| 601 5th St SW Unit C Puyallup, WA | 2.0 | 2.5 | 1450 | $2,450 | $1.69 | 54d | 1 | 1.09mi |
| 816 W Pioneer Puyallup, WA | 2.0 | 2.0 | 1434 | $2,700 | $1.88 | 38d | 1 | 1.09mi |
| 5406 122nd Ave E Unit B Edgewood, WA | 2.0 | 1.0 | 1400 | $1,850 | $1.32 | 26d | 1 | 1.10mi |
| 516 16th St SE Puyallup, WA | 2.0 | 1.0 | 950 | $1,895 | $1.99 | 73d | 1 | 1.15mi |
| 805 3rd St SW Puyallup, WA | 2.0 | 1.0 | 957 | $1,850 | $1.93 | 93d | 1 | 1.16mi |
| 1218 7th Ave SE Unit 1208 Puyallup, WA | 2.0 | 1.0 | 885 | $2,145 | $2.42 | 73d | 1 | 1.17mi |
| 1402 7th Ave SE Unit B Puyallup, WA | 3.0 | 2.5 | 1351 | $2,300 | $1.70 | 93d | 1 | 1.19mi |
| 322 9th Ave SE Puyallup, WA | 2.0 | 1.0 | 975 | $1,625 | $1.67 | 34d | 1 | 1.20mi |
Property features AI
Finance
- Other
- Calculated building area 1052 square feet
- Financial info
- Land lease amount: $1,105Listing terms: Cash, Conventional
- HOA & community
- Located in Golden Rose parkSenior communityPark amenities include clubhouse, common area, community waterfront, exercise room, laundry, RV parkingLand lease
Exterior
- Parking
- CarportRV parking (community amenity)
- Utilities
- Electric energy sourcePublic waterElectric water heater (in home)
- Home design
- Manufactured double-wide homeOne levelGood conditionMade by SAHARManufactured after 6/15/1976Mobile home remains
- Construction
- Metal/vinyl constructionComposition roofConcrete ribbon foundation
- Exterior features
- Metal/vinyl exteriorPaved lotHas a view
Interior
- Kitchen
- DishwasherRefrigeratorStove/Range
- Bedrooms
- 2 bedrooms
- Flooring
- Ceramic tileLaminateCarpet
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Heat pump for heating and cooling
- Interior features
- Water heater in homeAwningsBath off primaryDouble-pane windowsDining roomEntryFamily roomUtility room
- Laundry & utility
- WasherDryer
Listing history 50 events
-
2026-08-08days on market $72,500 Active 92 DOM
-
2026-08-06days on market $72,500 Active 90 DOM
-
2026-08-05days on market $72,500 Active 89 DOM
-
2026-08-04days on market $72,500 Active 88 DOM
-
2026-08-03days on market $72,500 Active 87 DOM
-
2026-07-31days on market $72,500 Active 84 DOM
-
2026-07-30days on market $72,500 Active 83 DOM
-
2026-07-30days on market $72,500 Active 82 DOM
-
2026-07-28days on market $72,500 Active 81 DOM
-
2026-07-26days on market $72,500 Active 79 DOM
-
2026-07-24days on market $72,500 Active 77 DOM
-
2026-07-23days on market $72,500 Active 76 DOM
-
2026-07-22days on market $72,500 Active 75 DOM
-
2026-07-21days on market $72,500 Active 74 DOM
-
2026-07-20days on market $72,500 Active 73 DOM
-
2026-07-18days on market $72,500 Active 71 DOM
-
2026-07-18days on market $72,500 Active 70 DOM
-
2026-07-16days on market $72,500 Active 69 DOM
-
2026-07-15days on market $72,500 Active 68 DOM
-
2026-07-14days on market $72,500 Active 67 DOM
-
2026-07-13days on market $72,500 Active 66 DOM
-
2026-07-13days on market $72,500 Active 65 DOM
-
2026-07-11days on market $72,500 Active 64 DOM
-
2026-07-10days on market $72,500 Active 63 DOM
-
2026-07-09days on market $72,500 Active 62 DOM
-
2026-07-07days on market $72,500 Active 60 DOM
-
2026-07-06days on market $72,500 Active 59 DOM
-
2026-07-06days on market $72,500 Active 58 DOM
-
2026-07-05days on market $72,500 Active 57 DOM
-
2026-07-03days on market $72,500 Active 56 DOM
-
2026-07-02days on market $72,500 Active 55 DOM
-
2026-07-01days on market $72,500 Active 54 DOM
-
2026-06-30days on market $72,500 Active 53 DOM
-
2026-06-29days on market $72,500 Active 52 DOM
-
2026-06-28days on market $72,500 Active 51 DOM
-
2026-06-27days on market $72,500 Active 50 DOM
-
2026-06-26days on market $72,500 Active 49 DOM
-
2026-06-24days on market $72,500 Active 47 DOM
-
2026-06-22days on market $72,500 Active 45 DOM
-
2026-06-21days on market $72,500 Active 44 DOM
-
2026-06-18days on market $72,500 Active 41 DOM
-
2026-06-17days on market $72,500 Active 40 DOM
-
2026-06-16days on market $72,500 Active 39 DOM
-
2026-06-15days on market $72,500 Active 38 DOM
-
2026-06-13days on market $72,500 Active 36 DOM
-
2026-06-13days on market $72,500 Active 35 DOM
-
2026-06-09days on market $72,500 Active 32 DOM
-
2026-06-08days on market $72,500 Active 31 DOM
-
2026-06-07days on market $72,500 Active 30 DOM
-
2026-06-04days on market $72,500 Active 27 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
- $1,193 · $99/mo
- Projected year-2 tax
- $1,193 · $99/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 3/10 Moderate 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
- Wind 1/10 Low
- Air quality 7/10 Severe 11 unhealthy d/yr today · 12 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
- $18,629
- − Mortgage interest
- −$4,061
- − Property taxes
- −$1,193
- − Insurance
- −$1,160
- − Repairs & maintenance
- −$1,490
- − Management
- −$1,490
- − Depreciation
- −$2,109
- Taxable income
- $7,126
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,710
- After-tax cash flow
- $6,092/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
55/100
Cosmetic rehab
Est. rehab $5,260–$15,780 screening
This move-in ready manufactured home in Golden Rose 55+ Park has average condition and could benefit from some cosmetic updates to its interior and exterior, as well as some maintenance items.
Repairs flagged
- Minor Paint — Some wear visible on the walls.
- Minor Landscaping — The landscaping appears somewhat sparse and could be improved.
Value-add opportunities
- Both Paint the interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
- Both Landscaping — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers/tenants. ↑
- Both Replace the carpet — Carpet can be replaced with hardwood or tile for a more modern and durable look. ↑
- Both Update the kitchen cabinets — Newer cabinets can modernize the kitchen and increase its value. ↑
- Both Update the bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetics. ↑
- Both Replace the flooring in the kitchen — Laminate flooring can be replaced with hardwood or tile for a more modern and durable look. ↑
ⓘ 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
Stewart Elementary
Middle
Kalles Junior High
High
Puyallup 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 85/100
Livability — North Puyallup
- Score
- 85/100
- State rank
- #25
- US rank
- #468
Category grades
Amenities A+
Commute C+
Cost of living B
Crime A+
Employment C-
Housing A+
Health & safety A+
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- North Puyallup, WA
- County
- Pierce County · 956,648 people
- Metro
- Seattle-Tacoma-Bellevue, WA
- Population (ZIP)
- 26,012
- Household income
- $98,152
- Rent vs Own
- Severe rent burden
- 8% 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
- 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 |
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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
1 event — show timeline
- 2026-05-08 Listed $72,500 NWMLS as Distributed by MLS Grid
Property tax history
+11.8%/yrLatest (2026): $1,193 · +38.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…