12727 112th Ave E #13 · South Hill, WA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- 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 87°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 10 days/yr
- Unhealthy air days in 30 yrs
- 10 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the C+ 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 +4.0/5.0
- Rent growth +2.9/5.0
- Appreciation +2.5/10.0
- Condition / age +2.2/5.0
- Manufactured-home adj. -5.6
$74,950
12727 112th Ave E #13 · South Hill, WA 98374
3 bd · 2.0 ba · 1,430 sqft · Manufactured
public records
Manufactured home
55+ age-restricted
Built 1976
$52/sqft
· 26% below area
Est $101k · 26% under
↓ 16% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome home to one of the best values in South Hill! Puyallup's sought-after 55+ San Souci Estates is ready for you to move in. Looking for a home with more flexibility? This well-maintained double-wide features 2 bedrooms, 2 bathrooms, plus a dedicated office/flex room that easily serves as a guest room, hobby space, or third bedroom. Situated on a corner lot near the community entrance, you'll enjoy a fully fenced yard perfect for gardening or pets, two covered porches, blooming landscaping, and a large storage shed.
Key facts
- Updated lvp flooring
- Built-in shelving
- Two covered porches
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 3-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.
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 ($2k rent vs $75k).
- Cap rate 23.2% vs local median 3.1% 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-, 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.
- Zoned schools: Ridgecrest Elementary (479 students, 43% FRL); Ferrucci Jr High (819 students, 52% FRL); Emerald Ridge High School (1,537 students, 37% FRL) — zoned schools average 44% FRL vs 27% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+1.7%/yr); 751 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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
- Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
- 3 sale attempts since 4y 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 $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.
Recommended offer
$74,950
Questions for the listing agent
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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
- 2.60% ✓
- Cap rate
- 23.16%
- Cash-on-cash
- 60.25%
- DSCR
- 3.68
- GRM
- 3.2
CMA / ARV
- ARV (median comp)
- $101,281
- List price
- $74,950
- Delta
- -26.00%
- 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 |
|---|---|---|---|---|---|---|---|
| 11306 125th Street Ct E #89 | 0.15mi | 3/2.0 | 1,464 (+2%) | 1mo | $70,000 | $48 | 88 |
| 11423 127th St E #190 | 0.17mi | 3/2.0 | 1,404 (-2%) | 1mo | $122,500 | $87 | 88 |
| 11301 126th St E #241 | 0.12mi | 2/2.0 (-1) | 1,425 (-0%) | 4mo | $60,000 | $42 | 86 |
| 12615 113th St E #249 | 0.08mi | 3/2.0 | 1,464 (+2%) | 11mo | $116,950 | $80 | 83 |
| 11325 126th St E #229 | 0.14mi | 2/2.0 (-1) | 1,456 (+2%) | 8mo | $139,900 | $96 | 79 |
| 11401 125th Street Ct E #218 | 0.21mi | 3/2.0 | 1,404 (-2%) | 11mo | $139,950 | $100 | 78 |
| 11323 127th Street Ct E #159 | 0.14mi | 3/2.0 | 1,561 (+9%) | 1mo | $120,000 | $77 | 77 |
| 11418 127th St E #189 | 0.20mi | 3/2.0 | 1,542 (+8%) | 7mo | $150,000 | $97 | 72 |
| 11303 127th Street Ct E #164 | 0.08mi | 2/2.0 (-1) | 1,560 (+9%) | 5mo | $144,950 | $93 | 72 |
| 11415 127th St E #186 | 0.19mi | 2/2.0 (-1) | 1,339 (-6%) | 6mo | $80,000 | $60 | 71 |
| 11122 127th Street Ct E #10 | 0.03mi | 2/2.0 (-1) | 1,215 (-15%) | 2mo | $45,000 | $37 | 67 |
| 11429 124th Street Ct E #121 | 0.25mi | 2/2.0 (-1) | 1,244 (-13%) | 11mo | $115,000 | $92 | 52 |
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
- 57.6%
- Equity multiple
- 3.50×
- Total profit
- $52,490
- Equity at exit
- $11,175
10-year hold
- IRR
- 62.0%
- Equity multiple
- 6.82×
- Total profit
- $122,237
- 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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 13 active · 15 under contract
- Months of supply
- 4.3 mo (23%/mo absorbed)
- Median asking
- $149,000 ($105/sqft)
- Median days on market
- 193 d
- This list price
- 8% of active listings are priced below it
- ARV vs active asking
- -32.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98374
- Rents YoY
- 1.7%
- Active inventory
- 751
- Price-to-rent
- 3.2×
Monthly cashflow live
↻
- Estimated rent
- $1,951 high interval (Pro) →
- Mortgage (P&I)
- −$393
- Tax from tax record
- −$64 /mo · $762/yr
- Insurance
- −$31
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$410
- Net cashflow
- $1,054
Break-even live
Break-even rent
$617
Max offer price
$74,950
Occupancy floor
41%
Sensitivity live
| Price | -10% $1,096 | -5% $1,075 | +0% $1,054 | +5% $1,032 | +10% $1,011 |
|---|---|---|---|---|---|
| Rent | -10% $899 | -5% $977 | +0% $1,054 | +5% $1,131 | +10% $1,208 |
| Rate | -1.0pp $1,091 | -0.5pp $1,073 | base $1,054 | +0.5pp $1,034 | +1.0pp $1,014 |
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
- 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 |
|---|---|---|---|---|---|---|---|---|
| 12813 109th Avenue Ct E Puyallup, WA | 2.0 | 1.5 | 1110 | $1,995 | $1.80 | 63d | 1 | 0.18mi |
| 10614 123rd Street Ct E Puyallup, WA | 3.0 | 1.5 | 1584 | $2,500 | $1.58 | 139d | 1 | 0.49mi |
| 12114 117th Avenue Ct E Unit 116 Puyallup, WA | 3.0 | 2.0 | 1288 | $2,100 | $1.63 | 58d | 1 | 0.51mi |
| 12202 107th Avenue Ct E Puyallup, WA | 4.0 | 1.5 | 1248 | $3,000 | $2.40 | 139d | 1 | 0.51mi |
| 12202 107th Avenue Ct E Puyallup, WA | 4.0 | 1.5 | 1248 | $2,850 | $2.28 | 99d | 1 | 0.51mi |
| 12724 104th Avenue Ct E Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 910 | $2,345 | $2.58 | 60d | 13 | 0.51mi |
| 12724 104th Avenue Ct E Puyallup, WA | 2.0–3.0 | 1.0–2.0 | 1005 | $2,295 | $2.28 | 0d | 10 | 0.51mi |
| 13402 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1504 | $2,550 | $1.70 | 5d | 1 | 0.52mi |
| 13404 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1404 | $2,650 | $1.89 | 120d | 1 | 0.53mi |
| 12006 108th Avenue Ct E Puyallup, WA | 3.0 | 1.0 | 1000 | $2,000 | $2.00 | 98d | 1 | 0.56mi |
| 13011 Meridian E Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 942 | $2,365 | $2.51 | 0d | 20 | 0.59mi |
| 12204 105th Avenue Ct E Puyallup, WA | 3.0 | 2.0 | 1571 | $2,295 | $1.46 | 58d | 1 | 0.60mi |
| 13523 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1404 | $2,650 | $1.89 | 120d | 1 | 0.62mi |
| 13523 106th Ave E Puyallup, WA | 3.0 | 2.0 | 1504 | $2,550 | $1.70 | 6d | 1 | 0.62mi |
| 11912 120th St E Puyallup, WA | 3.0 | 2.0 | 1314 | $2,995 | $2.28 | 33d | 1 | 0.63mi |
| 13610 107th Avenue Ct E Puyallup, WA | 3.0 | 2.5 | 1792 | $3,085 | $1.72 | 33d | 1 | 0.63mi |
| 12317 121st Avenue Ct E Puyallup, WA | 2.0 | 2.0 | 1034 | $2,400 | $2.32 | 94d | 1 | 0.65mi |
| 12317 121st Avenue Ct E Puyallup, WA | 2.0 | 2.0 | 1034 | $2,400 | $2.32 | 113d | 1 | 0.65mi |
| 12113 122nd St E Puyallup, WA | 1.0–3.0 | 1.0 | 725 | $1,895 | $2.61 | 32d | 1 | 0.69mi |
| 12111 104th Ave E Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 902 | $1,867 | $2.07 | 100d | 1 | 0.70mi |
| 502 43rd Ave SE Puyallup, WA | 2.0 | 2.0 | 1100 | $2,765 | $2.51 | 0d | 4 | 0.76mi |
| 13917 106th Ave E Puyallup, WA | 3.0 | 2.5 | 1839 | $3,150 | $1.71 | 18d | 1 | 0.78mi |
| 9908 129th Street Ct E Puyallup, WA | 3.0 | 2.0 | 1324 | $2,700 | $2.04 | 18d | 1 | 0.81mi |
| 9911 132nd Street Ct E Puyallup, WA | 2.0 | 1.0 | 940 | $1,475 | $1.57 | 27d | 1 | 0.82mi |
| 9910 132nd Street Ct E Unit 9911-C Puyallup, WA | 2.0 | 1.0 | 940 | $1,375 | $1.46 | 120d | 1 | 0.82mi |
| 3939 10th St SE Unit F6 Puyallup, WA | 2.0 | 2.0 | 1050 | $1,895 | $1.80 | 10d | 1 | 0.83mi |
| 701 43rd Ave SE Apt D306 Puyallup, WA | 3.0 | 2.0 | 1144 | $1,867 | $1.63 | 67d | 1 | 0.84mi |
| 10621 140th Street Ct E Puyallup, WA | 3.0 | 2.0 | 1800 | $2,695 | $1.50 | 40d | 1 | 0.84mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,500 | $2.25 | 4d | 1 | 0.86mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,500 | $2.25 | 0d | 1 | 0.86mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,500 | $2.25 | 7d | 1 | 0.86mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,500 | $2.25 | 23d | 1 | 0.86mi |
| 12405 121st St E Puyallup, WA | 2.0 | 1.5 | 1110 | $2,500 | $2.25 | 29d | 1 | 0.86mi |
| 4002 10th St SE Puyallup, WA | 2.0 | 2.0 | 1192 | $2,495 | $2.09 | 10d | 1 | 0.87mi |
| 10511 140th Street Ct E #27 Puyallup, WA | 3.0 | 3.0 | 1311 | $2,650 | $2.02 | 120d | 1 | 0.88mi |
| 10512 140th Street Ct E Puyallup, WA | 4.0 | 2.5 | 1407 | $2,500 | $1.78 | 46d | 1 | 0.90mi |
| 13507 99th Ave E Puyallup, WA | 1.0–2.0 | 1.0–2.5 | 994 | $2,294 | $2.31 | 0d | 18 | 0.92mi |
| 12123 125th Avenue Ct E Puyallup, WA | 2.0 | 2.0 | 1110 | $2,100 | $1.89 | 139d | 1 | 0.92mi |
| 10414 140th Street Ct E #55 Puyallup, WA | 4.0 | 2.5 | 1407 | $2,595 | $1.84 | 95d | 1 | 0.93mi |
| 10414 140th St Ct E Puyallup, WA | 4.0 | 2.5 | 1407 | $2,595 | $1.84 | 97d | 1 | 0.93mi |
Property features AI
Finance
- Other
- Buyer to verify schools
- Financial info
- Land lease: $1,236Listing terms: Cash, Conventional
- HOA & community
- Senior communityPark name: San Souci Mobile EstatesPets allowed subject to restrictions
Exterior
- Parking
- CarportUncovered parking
- Utilities
- Public water (billed monthly by park)Septic sewerElectric power (PSE)Electric water heater (located behind deck)Cable: XfinityInternet: XfinityEnergy sources: Electric and pellet
- Home design
- Manufactured double-wide homeOne levelFaces westModuline make, westw model 64/24Very good conditionMobile home remains
- Construction
- Metal roofMetal/Vinyl constructionPillar/post/pier foundationManufactured after 06/15/1976
- Exterior features
- Corner lotPavedMetal/Vinyl exteriorHas viewOutdoor amenities in park: BBQs, clubhouse, common area, pool, sauna
Interior
- Kitchen
- DishwasherStove/RangeRefrigerator
- Bedrooms
- 2 bedrooms
- Flooring
- Vinyl
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Heat pump (heating and cooling)Fireplace insertPellet stove
- Interior features
- FireplaceWater heaterJetted/soaking tubBath off primaryDouble pane windows
- Laundry & utility
- WasherDryerLaundry available in park
Listing history 50 events
-
2026-09-21days on market $74,950 Active
-
2026-09-18days on market $74,950 Active 169 DOM
-
2026-09-17days on market $74,950 Active 168 DOM
-
2026-09-16days on market $74,950 Active 167 DOM
-
2026-09-15days on market $74,950 Active 166 DOM
-
2026-09-14days on market $74,950 Active 165 DOM
-
2026-09-13days on market $74,950 Active 164 DOM
-
2026-09-12days on market $74,950 Active 163 DOM
-
2026-09-11days on market $74,950 Active 162 DOM
-
2026-09-05days on market $74,950 Active 156 DOM
-
2026-09-04days on market $74,950 Active 155 DOM
-
2026-09-03days on market $74,950 Active 154 DOM
-
2026-08-31days on market $74,950 Active 151 DOM
-
2026-08-30days on market $74,950 Active 150 DOM
-
2026-08-29days on market $74,950 Active 149 DOM
-
2026-08-28days on market $74,950 Active 148 DOM
-
2026-08-27days on market $74,950 Active 147 DOM
-
2026-08-25days on market $74,950 Active 145 DOM
-
2026-08-24days on market $74,950 Active 144 DOM
-
2026-08-23days on market $74,950 Active 143 DOM
-
2026-08-22days on market $74,950 Active 142 DOM
-
2026-08-21days on market $74,950 Active 141 DOM
-
2026-08-20days on market $74,950 Active 140 DOM
-
2026-08-19days on market $74,950 Active 139 DOM
-
2026-08-18days on market $74,950 Active 138 DOM
-
2026-08-17days on market $74,950 Active 137 DOM
-
2026-08-16days on market $74,950 Active 136 DOM
-
2026-08-15days on market $74,950 Active 135 DOM
-
2026-08-14days on market $74,950 Active 134 DOM
-
2026-08-13days on market $74,950 Active 133 DOM
-
2026-08-12days on market $74,950 Active 132 DOM
-
2026-08-11days on market $74,950 Active 131 DOM
-
2026-08-10days on market $74,950 Active 130 DOM
-
2026-08-09days on market $74,950 Active 129 DOM
-
2026-08-08days on market $74,950 Active 128 DOM
-
2026-08-06days on market $74,950 Active 126 DOM
-
2026-08-05days on market $74,950 Active 125 DOM
-
2026-08-04days on market $74,950 Active 124 DOM
-
2026-08-03days on market $74,950 Active 123 DOM
-
2026-07-31days on market $74,950 Active 120 DOM
-
2026-07-30days on market $74,950 Active 119 DOM
-
2026-07-30days on market $74,950 Active 118 DOM
-
2026-07-28days on market $74,950 Active 117 DOM
-
2026-07-26days on market $74,950 Active 115 DOM
-
2026-07-24days on market $74,950 Active 113 DOM
-
2026-07-23days on market $74,950 Active 112 DOM
-
2026-07-22days on market $74,950 Active 111 DOM
-
2026-07-21days on market $74,950 Active 110 DOM
-
2026-07-20days on market $74,950 Active 109 DOM
-
2026-07-18days on market $74,950 Active 107 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
- $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 1/10 Low FEMA zone X (unshaded) · 0% 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $23,414
- − Mortgage interest
- −$4,198
- − Property taxes
- −$762
- − Insurance
- −$375
- − Repairs & maintenance
- −$1,873
- − Management
- −$1,873
- − Depreciation
- −$2,180
- Taxable income
- $12,152
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,916
- After-tax cash flow
- $9,727/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 · 2 photos
45/100
Cosmetic rehab
Est. rehab $7,150–$21,450 screening
This manufactured home is in fair condition with cosmetic repairs needed, particularly to the roof. Painting the exterior and repairing the roof can significantly increase its value.
Repairs flagged
- Major roof — Signs of wear and potential leaks
- Minor HVAC — No visible damage, but may need cleaning
Value-add opportunities
- Both paint exterior walls — Fresh paint can improve curb appeal and home value ↑
- Both repair roof — A new roof can significantly increase the home's value and reduce maintenance costs ↑
ⓘ 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
Ridgecrest Elementary
Middle
Ferrucci Jr High
High
Emerald Ridge 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 80/100
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 · 956,648 people
- City population
- 76,707
- Metro
- Seattle-Tacoma-Bellevue, WA
- Population (ZIP)
- 49,007
- Household income
- $112,662
- Rent vs Own
- Severe rent burden
- 13% 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
- 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 |
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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
-16.3% since first listed11 events — show timeline
- 2026-09-21 Listed $74,950 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%/yrLatest (2026): $762 · +4.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…