28602 75th Ave S · Roy, WA 98580

$169,950

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 68 Days on market

Built 1996

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home! This beautifully remodeled 3-bedroom, 2-bathroom home with an additional office/bonus room offers the perfect blend of comfort and style. Vaulted ceilings throughout create an open, light-filled atmosphere that makes the entire space feel bright and inviting. The updated kitchen features a large island, an abundance of cabinetry, and brand-new appliances perfect for cooking, entertaining, and everyday living. The home has been freshly painted inside and out and features brand-new windows, enhancing energy efficiency and natural light throughout. Outside, you’ll find two storage sheds, one of which is already wired for power, ideal for a workshop, hobby space,

Key facts

• Brand new appliances
• Large island
• Updated kitchen

Tags

• REMODELED HOME
• VAULTED CEILINGS
• UPDATED KITCHEN
• LARGE ISLAND
• ABUNDANCE OF CABINETRY
• BRAND NEW APPLIANCES

Property features AI

Finance

• Other: Calculated living area: 1,400; Structure type: Manufactured house; Style: Manuf-Double Wide; Make/Model: Fleetwood; Number of storage locations: 2
• Financial info: Listing terms: Cash or Conventional; Land lease amount: $850
• HOA & community: Manufactured home park approved for sale; Park: Stillwater (about 16 homes); Park amenities: BBQs; Pets allowed: see remarks; Land lease

Exterior

• Parking: Uncovered parking
• Utilities: Electric energy source; Electric water heater; Community water; Septic sewer; Power: PSE
• Home design: Manufactured double-wide home (Fleetwood); One story; Entry; Mobile home remains; Bath off primary
• Construction: Wood construction; Composition roof; Tie-down foundation; Manufactured after 6/15/1976
• Exterior features: Wood products exterior; Back yard storage (2 storage spaces); Patio/porch/deck; Paved, dead-end street

Interior

• Kitchen: Dishwasher; Double oven; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Water heater; Jetted/soaking tub; Vaulted ceilings; Ceiling fan(s); Double pane windows; Walk-in closet; Patio/porch/deck
• Laundry & utility: Washer; Dryer; Utility room; Water heater in closet

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 $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.7% in Roy — 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 61/100 on livability (#443 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: crime C-, health & safety C-, amenities F.
• Bethel School District (suburban): math 47% / reading 59% proficiency, ranked #103 of 291 in WA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Roy Elementary (306 students, 50% FRL); Bethel High School (1,739 students, 53% FRL).
• Market conditions: 106 active listings in the ZIP; 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 + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $130k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,753 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.06%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $457,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28612 75th Avenue Ct S	0.03mi	3/2.0	1,232 (-12%)	11mo	$130,000	$106	69
7108 294th St S	0.64mi	3/2.0	1,404 (+0%)	13mo	$599,950	$427	59
29016 77th Ave S	0.41mi	3/2.0	1,504 (+7%)	15mo	$385,000	$256	56
7103 294th St S	0.58mi	3/2.0	1,542 (+10%)	15mo	$505,000	$327	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.59×
• Total profit: $28,157
• Equity at exit: $25,340

10-year hold

• IRR: 23.5%
• Equity multiple: 3.02×
• Total profit: $96,168
• 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 98580

• Home prices YoY: -17.1%
• Active inventory: 106
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,466 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $875

Break-even live

Break-even rent $1,359

Max offer price $169,950

Occupancy floor 60%

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: —

Listing history 21 events

1. 2026-06-18
   days on market $169,950 Active 68 DOM
2. 2026-06-17
   days on market $169,950 Active 67 DOM
3. 2026-06-16
   days on market $169,950 Active 66 DOM
4. 2026-06-15
   days on market $169,950 Active 65 DOM
5. 2026-06-13
   days on market $169,950 Active 63 DOM
6. 2026-06-13
   days on market $169,950 Active 62 DOM
7. 2026-06-09
   days on market $169,950 Active 59 DOM
8. 2026-06-08
   days on market $169,950 Active 58 DOM
9. 2026-06-07
   days on market $169,950 Active 57 DOM
10. 2026-06-04
    days on market $169,950 Active 54 DOM
11. 2026-06-03
    days on market $169,950 Active 53 DOM
12. 2026-06-02
    days on market $169,950 Active 52 DOM
13. 2026-06-01
    days on market $169,950 Active 51 DOM
14. 2026-05-31
    days on market $169,950 Active 50 DOM
15. 2026-05-06
    price $169,950
16. 2026-04-16
    status Active
17. 2026-04-13
    status Pending
18. 2026-04-09
    listed $174,950 Active
19. 2023-09-20
    soldstatus $129,950 Closed
20. 2023-08-01
    status Pending
21. 2023-07-26
    listed $129,950 Active

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,666 · $139/mo
• Expected delta: +$329/yr (+$27/mo · 24.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,595
• − Mortgage interest: −$9,520
• − Property taxes: −$1,337
• − Insurance: −$850
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − Depreciation: −$4,944
• Taxable income: $8,209
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $8,528/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: Bethel School District
• NCES district ID: 5300480
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $65,872
• Composite: 48.66/100
• National rank: #4568
• State rank: #103 of 291 in WA

Livability — Roy

• Score: 61/100
• State rank: #443
• US rank: #18100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,472

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 (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Portuguese 5% Italian 4% Romanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

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: ▼ -70.93%
• Current HPI: 344.1901
• Rent YoY: —
• Metro: —
• 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

+30.8% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $169,950 NWMLS as Distributed by MLS Grid
• 2026-04-16 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-13 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-09 Listed $174,950 NWMLS as Distributed by MLS Grid
• 2023-09-20 Sold (MLS) $129,950 NWMLS as Distributed by MLS Grid
• 2023-08-01 Pending — NWMLS as Distributed by MLS Grid
• 2023-07-26 Listed $129,950 NWMLS as Distributed by MLS Grid

Property tax history

+66.2%/yr

Latest (2026): $1,337 · +3.8% YoY. Source: county tax records.