300 Park Ave #20 · Buckley, WA 98321

$149,950

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 224 Days on market

Built 2016 $99/sqft · 11% above area Est $135k · 11% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks

NEW PRICE! Exceptional value for a spacious 3-bedroom home with utilities included. Discover easy, low-maintenance living in the Meadowbrook community in the heart of Buckley! Located right of Hwy 410 in Meadowbrook community, this home offers convenience for commuters working outside of town or those looking to be close to the downtown community atmosphere. Three spacious bedrooms and 2 FULL baths and 1,500 sqft of comfortable and open living space. Recent updates, including brand-new carpet and laminate flooring, provide a fresh, move-in ready feel throughout. The generous primary suite, two additional bedrooms, and two full bathrooms offer flexibility for a variety of lifestyles, whether

Key facts

• Brand new carpet
• 2 parking spots
• Built 2016

Tags

• MEADOWBROOK COMMUNITY
• FULLY EQUIPPED KITCHEN
• BRAND NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.4% in Buckley — 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 76/100 on livability (#153 in WA, #3,284 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D+, commute F, cost of living F.
• White River School District (suburban): math 57% / reading 68% proficiency, ranked #35 of 291 in WA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 235 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 $4k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $131,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 2.19% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.28%
• DSCR: 3.06
• GRM: 3.8

CMA / ARV

• ARV (median comp): $134,629
• List price: $149,950
• Delta: 11.38%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Park Ave #58	0.00mi	2/2.0 (-1)	1,485 (-2%)	4mo	$90,000	$61	89
300 Park Ave #61	0.00mi	3/2.0	1,492 (-1%)	20mo	$145,000	$97	81
300 Park Ave #59	0.00mi	3/2.0	1,599 (+6%)	17mo	$135,000	$84	76

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: 43.5%
• Equity multiple: 2.88×
• Total profit: $78,851
• Equity at exit: $22,358

10-year hold

• IRR: 49.5%
• Equity multiple: 5.80×
• Total profit: $201,524
• Equity at exit: $12,965

Cash invested: $41,986 (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 98321

• Active inventory: 235
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,290 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $1,619

Break-even live

Break-even rent $1,240

Max offer price $149,950

Occupancy floor 46%

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: $37,488
• Closing costs: $4,498
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $149,950 Active 224 DOM
2. 2026-06-17
   days on market $149,950 Active 223 DOM
3. 2026-06-16
   days on market $149,950 Active 222 DOM
4. 2026-06-15
   days on market $149,950 Active 221 DOM
5. 2026-06-13
   days on market $149,950 Active 219 DOM
6. 2026-06-13
   days on market $149,950 Active 218 DOM
7. 2026-06-09
   days on market $149,950 Active 215 DOM
8. 2026-06-08
   days on market $149,950 Active 214 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $149,950 Active 213 DOM
11. 2026-06-04
    pricedays on market $149,950 Active 210 DOM
12. 2026-06-03
    days on market $169,950 Active 209 DOM
13. 2026-06-02
    days on market $169,950 Active 208 DOM
14. 2026-06-01
    days on market $169,950 Active 207 DOM
15. 2026-05-31
    days on market $169,950 Active 206 DOM
16. 2026-04-16
    price $169,950
17. 2026-03-06
    status Active
18. 2026-02-25
    price $175,000
19. 2025-12-11
    price $179,950
20. 2025-11-05
    listed $189,950 Active
21. 2021-05-28
    soldstatus $130,000 Closed
22. 2021-05-22
    status Pending
23. 2021-05-08
    listed $130,000 Active
24. 2016-05-02
    soldstatus $62,750 Sold
25. 2016-03-23
    status Pending
26. 2016-03-16
    historical Contingent
27. 2015-11-12
    price $62,750
28. 2015-11-09
    listed $51,500 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: $1,570 · $131/mo
• Projected year-2 tax: $1,570 · $131/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 2/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,478
• − Mortgage interest: −$8,400
• − Property taxes: −$1,570
• − Insurance: −$750
• − Repairs & maintenance: −$3,158
• − Management: −$3,158
• − Depreciation: −$4,362
• Taxable income: $18,080
• Est. tax owed @ 24.0%: −$4,339
• After-tax cash flow: $15,092/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.

Schools (NCES district)

• District: White River School District
• NCES district ID: 5309780
• Math proficiency: 57% ▲ 3.00%
• Reading proficiency: 68% ▲ 6.00%
• Median HH income: $71,369
• Composite: 56.68/100
• National rank: #2423
• State rank: #35 of 291 in WA

Livability — Buckley

• Score: 76/100
• State rank: #153
• US rank: #3284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckley, WA
• Population (ZIP): 17,601

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Portuguese 7% Italian 4% Lithuanian 3%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -206.67%
• Current HPI: 310.6568
• 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

+230.0% since first listed

13 events — show timeline

• 2026-04-16 Price Changed $169,950 NWMLS as Distributed by MLS Grid
• 2026-03-06 Relisted — NWMLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $175,000 NWMLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $179,950 NWMLS as Distributed by MLS Grid
• 2025-11-05 Listed $189,950 NWMLS as Distributed by MLS Grid
• 2021-05-28 Sold (MLS) $130,000 NWMLS as Distributed by MLS Grid
• 2021-05-22 Pending — NWMLS as Distributed by MLS Grid
• 2021-05-08 Listed $130,000 NWMLS as Distributed by MLS Grid
• 2016-05-02 Sold (MLS) $62,750 NWMLS as Distributed by MLS Grid
• 2016-03-23 Pending — NWMLS as Distributed by MLS Grid
• 2016-03-16 Contingent — NWMLS as Distributed by MLS Grid
• 2015-11-12 Price Changed $62,750 NWMLS as Distributed by MLS Grid
• 2015-11-09 Listed $51,500 NWMLS as Distributed by MLS Grid

Property tax history

+11.5%/yr

Latest (2026): $1,570 · +4.6% YoY. Source: county tax records.