12727 112th Ave E #13 · South Hill, WA 98374

$74,950

3 bd · 2.0 ba · 1,430 sqft · Manufactured public records · 80 Days on market

Built 1976 $52/sqft · 12% below area Est $85k · 12% under

---

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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MAJOR PRICE REDUCTION! One of the best values in South Hill Puyallup's sought-after 55+ San Souci Estates! The flowers are in full bloom, the home is showing beautifully, and the seller is motivated. If you've been waiting for an affordable opportunity in a well-maintained community, this may be the one. Filled with natural light, this spacious 2-bedroom, 2-bath home also features a dedicated office/flex room that could easily function as a third bedroom. Whether you're looking for a home office, hobby room, guest space, or additional bedroom, the flexibility is yours. Situated on a desirable corner lot near the community entrance, you'll enjoy a fully fenced yard, blooming gardens, two

Key facts

• Updated lvp flooring
• Built-in shelving
• Two covered porches

Tags

• FULLY FENCED BACKYARD
• TWO COVERED PORCHES
• LARGE STORAGE SHED
• UPDATED LVP FLOORING
• BUILT-IN SHELVING
• UPGRADED VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.3% 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 (+1.7%/yr); 451 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $518 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $50k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,453 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.35% ✓
• Cap rate: 30.28%
• Cash-on-cash: 85.67%
• DSCR: 4.81
• GRM: 2.5

CMA / ARV

• ARV (median comp): $84,950
• List price: $74,950
• Delta: -11.77%
• 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
11301 126th St E #241	0.12mi	2/2.0 (-1)	1,425 (-0%)	1mo	$60,000	$42	88
12619 113th Ave E	0.08mi	3/2.0	1,449 (+1%)	10mo	$77,000	$53	86
12615 113th St E #249	0.08mi	3/2.0	1,464 (+2%)	8mo	$116,950	$80	86
11325 126th St E #229	0.14mi	2/2.0 (-1)	1,456 (+2%)	5mo	$139,900	$96	82
11401 125th Street Ct E #218	0.21mi	3/2.0	1,404 (-2%)	8mo	$139,950	$100	81
12602 112th Ave E #33	0.12mi	3/2.0	1,339 (-6%)	9mo	$66,500	$50	76
11418 127th St E #189	0.20mi	3/2.0	1,542 (+8%)	4mo	$150,000	$97	74
11303 127th Street Ct E #164	0.08mi	2/2.0 (-1)	1,560 (+9%)	2mo	$144,950	$93	74
11415 127th St E #186	0.19mi	2/2.0 (-1)	1,339 (-6%)	3mo	$80,000	$60	73
11429 124th Street Ct E #121	0.25mi	2/2.0 (-1)	1,244 (-13%)	8mo	$115,000	$92	55
12227 123rd St Ct E #45	0.73mi	2/2.0 (-1)	1,500 (+5%)	9mo	$100,000	$67	45
12301 125th St E #103	0.70mi	2/2.0 (-1)	1,564 (+9%)	9mo	$164,000	$105	39

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: 80.7%
• Equity multiple: 4.62×
• Total profit: $75,912
• Equity at exit: $11,175

10-year hold

• IRR: 83.8%
• Equity multiple: 9.15×
• Total profit: $170,989
• Equity at exit: $6,480

Cash invested: $20,986 (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 98374

• Rents YoY: 1.7%
• Active inventory: 451
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,432

Break-even live

Break-even rent $702

Max offer price $74,950

Occupancy floor 38%

Sensitivity live

Price	-10% $1,474	-5% $1,453	+0% $1,432	+5% $1,411	+10% $1,389
Rent	-10% $1,233	-5% $1,333	+0% $1,432	+5% $1,531	+10% $1,630
Rate	-1.0pp $1,470	-0.5pp $1,451	base $1,432	+0.5pp $1,412	+1.0pp $1,393

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: $18,738
• Closing costs: $2,248
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10614 123rd Street Ct E Puyallup, WA	3.0	1.5	1584	$2,500	$1.58	45d	1	0.49mi
12202 107th Avenue Ct E Puyallup, WA	4.0	1.5	1248	$2,850	$2.28	4d	1	0.51mi
12202 107th Avenue Ct E Puyallup, WA	4.0	1.5	1248	$3,000	$2.40	45d	1	0.51mi
12724 104th Avenue Ct E Puyallup, WA	1.0–3.0	1.0–2.0	910	$2,345	$2.58	6d	8	0.51mi
13404 106th Ave E Puyallup, WA	3.0	2.0	1404	$2,650	$1.89	25d	1	0.53mi
12006 108th Avenue Ct E Puyallup, WA	3.0	1.0	1000	$2,000	$2.00	4d	1	0.56mi
13011 Meridian E Puyallup, WA	1.0–3.0	1.0–2.0	942	$2,350	$2.49	3d	19	0.59mi
13523 106th Ave E Puyallup, WA	3.0	2.0	1404	$2,650	$1.89	25d	1	0.62mi
12317 121st Avenue Ct E Puyallup, WA	2.0	2.0	1034	$2,400	$2.32	18d	1	0.65mi
12317 121st Avenue Ct E Puyallup, WA	2.0	2.0	1034	$2,400	$2.32	0d	1	0.65mi
12111 104th Ave E Puyallup, WA	1.0–3.0	1.0–2.0	902	$1,867	$2.07	6d	1	0.70mi
12117 122nd Ave E Puyallup, WA	3.0	2.5	1549	$2,975	$1.92	0d	1	0.72mi
502 43rd Ave SE Puyallup, WA	2.0	2.0	1100	$2,810	$2.55	4d	1	0.76mi
9911 132nd Street Ct E Puyallup, WA	2.0	1.0	940	$1,745	$1.86	45d	2	0.82mi
9910 132nd Street Ct E Unit 9911-C Puyallup, WA	2.0	1.0	940	$1,375	$1.46	25d	1	0.82mi
10511 140th Street Ct E #27 Puyallup, WA	3.0	3.0	1311	$2,650	$2.02	25d	1	0.88mi
13507 99th Ave E Puyallup, WA	1.0–2.0	1.0–2.5	994	$2,237	$2.25	0d	14	0.92mi
12123 125th Avenue Ct E Puyallup, WA	2.0	2.0	1110	$2,100	$1.89	45d	1	0.92mi
10414 140th Street Ct E #55 Puyallup, WA	4.0	2.5	1407	$2,595	$1.84	0d	1	0.93mi
10414 140th St Ct E Puyallup, WA	4.0	2.5	1407	$2,595	$1.84	3d	1	0.93mi
9710 131st Street Ct E Unit A Puyallup, WA	2.0	2.0	1045	$2,150	$2.06	19d	1	0.98mi
13405 97th Ave E #308 Puyallup, WA	3.0	2.0	1085	$2,095	$1.93	45d	1	0.99mi
11013 144th Street Ct E Unit O24-6-B Puyallup, WA	3.0	1.5	1400	$2,450	$1.75	45d	1	1.02mi
12437 129th Ave E Puyallup, WA	2.0	1.5	1818	$2,400	$1.32	11d	1	1.03mi
14209 103rd Avenue Ct E Puyallup, WA	1.0–2.0	1.0	847	$1,875	$2.21	0d	2	1.04mi
13404 97th Ave E South Hill, WA	1.0–3.0	1.0–2.0	958	$2,155	$2.25	45d	3	1.04mi
13007 Sunridge Way E Puyallup, WA	3.0	2.0	1450	$2,000	$1.38	0d	1	1.26mi
608 39th Ave SW Puyallup, WA	1.0–2.0	1.0	891	$1,890	$2.12	0d	5	1.33mi
4114 7th St SW Puyallup, WA	1.0–2.0	1.0	900	$1,600	$1.78	4d	4	1.38mi
9021 128th St E Puyallup, WA	2.0	1.0	952	$2,175	$2.28	45d	1	1.38mi

Listing history 28 events

1. 2026-06-21
   days on market $74,950 Active 80 DOM
2. 2026-06-18
   days on market $74,950 Active 77 DOM
3. 2026-06-17
   days on market $74,950 Active 76 DOM
4. 2026-06-16
   days on market $74,950 Active 75 DOM
5. 2026-06-15
   days on market $74,950 Active 74 DOM
6. 2026-06-13
   days on market $74,950 Active 72 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricedays on market $74,950 Active 71 DOM
9. 2026-06-09
   days on market $99,950 Active 68 DOM
10. 2026-06-08
    days on market $99,950 Active 67 DOM
11. 2026-06-07
    days on market $99,950 Active 66 DOM
12. 2026-06-04
    days on market $99,950 Active 63 DOM
13. 2026-06-03
    days on market $99,950 Active 62 DOM
14. 2026-06-02
    days on market $99,950 Active 61 DOM
15. 2026-06-01
    days on market $99,950 Active 60 DOM
16. 2026-05-31
    days on market $99,950 Active 59 DOM
17. 2026-05-02
    price $115,000
18. 2026-04-02
    listed $125,000 Active
19. 2023-07-08
    price $45,000
20. 2023-07-03
    soldstatus $45,000 Closed
21. 2023-05-12
    status Pending
22. 2023-03-01
    status Active
23. 2022-11-30
    price $55,000
24. 2022-10-04
    price $60,000
25. 2022-09-21
    price $67,500
26. 2022-06-07
    price $74,950
27. 2022-04-23
    price $85,000
28. 2022-03-14
    listed $89,500 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: $762 · $64/mo
• Projected year-2 tax: $762 · $64/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 7/10 Severe FEMA zone X (unshaded) · 76% 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: $30,168
• − Mortgage interest: −$4,198
• − Property taxes: −$762
• − Insurance: −$1,172
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$2,180
• Taxable income: $17,028
• Est. tax owed @ 24.0%: −$4,087
• After-tax cash flow: $13,095/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): 49,007
• Household income: $112,662
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 1171.0

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 0.56)
• 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%
• Common ancestry: Portuguese 6% Italian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• 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
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+28.5% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $115,000 NWMLS as Distributed by MLS Grid
• 2026-04-02 Listed $125,000 NWMLS as Distributed by MLS Grid
• 2023-07-08 Price Changed $45,000 NWMLS as Distributed by MLS Grid
• 2023-07-03 Sold (MLS) $45,000 NWMLS as Distributed by MLS Grid
• 2023-05-12 Pending — NWMLS as Distributed by MLS Grid
• 2023-03-01 Relisted — NWMLS as Distributed by MLS Grid
• 2022-11-30 Price Changed $55,000 NWMLS as Distributed by MLS Grid
• 2022-10-04 Price Changed $60,000 NWMLS as Distributed by MLS Grid
• 2022-09-21 Price Changed $67,500 NWMLS as Distributed by MLS Grid
• 2022-06-07 Price Changed $74,950 NWMLS as Distributed by MLS Grid
• 2022-04-23 Price Changed $85,000 NWMLS as Distributed by MLS Grid
• 2022-03-14 Listed $89,500 NWMLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2026): $762 · +4.5% YoY. Source: county tax records.