5705 Litterock Rd SW #10 · Tumwater, WA 98512

$85,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 110 Days on market

Manufactured home Built 1981 Good condition $118/sqft · 25% above area Est $108k · 22% under ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.8

Listing remarks

This is a restored and remodeled beautiful large double wide.   It has a separate laundry room and a very large living room/dining room.   These floor plans are non-existent in todays world.   It is located in the desirable Allimor Estates which is perhaps the most convenient location for a Manufactured Home Community around. Walk to restaurants, shopping, and more.   So if you want a quiet all age and pet oriented park and a wonderful home which will grow in value look no further.

Key facts

• 2 parking spots
• Built 1981
• Listed 109 days

Tags

• SEPARATE LAUNDRY ROOM
• LARGE LIVING ROOM DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.8% in Tumwater — 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 84/100 on livability (#39 in WA, #700 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D, cost of living D-.
• Tumwater School District (urban): math 57% / reading 69% proficiency, ranked #37 of 291 in WA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Michael T Simmons Elementary (479 students, 40% FRL); Tumwater Middle School (616 students, 32% FRL); A G West Black Hills High School (833 students, 32% FRL).
• Market conditions: Rents rising (+2.3%/yr); 320 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,222 units permitted in Thurston County in 2024 (508 in 5+ unit buildings).
• This rent is only 16% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Thurston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 A-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: 1.64% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.92%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $108,493
• List price: $85,000
• Delta: -21.65%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
930 Trosper Rd SW #33	0.29mi	2/1.0	720 (0%)	1mo	$42,000	$58	82
5705 Littlerock Rd SW #15	0.06mi	2/1.0	728 (+1%)	12mo	$55,000	$76	81
5705 Litterock Rd SW #45	0.06mi	2/1.0	700 (-3%)	13mo	$57,500	$82	78
930 Trosper Rd SW #69	0.25mi	2/1.0	800 (+11%)	2mo	$55,000	$69	65
1841 Trosper Rd SW #24	0.29mi	2/1.0	768 (+7%)	9mo	$84,500	$110	64
930 Trosper Rd SW #127	0.21mi	2/1.0	672 (-7%)	15mo	$62,500	$93	62

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.75×
• Total profit: $17,953
• Equity at exit: $12,674

10-year hold

• IRR: 26.6%
• Equity multiple: 3.26×
• Total profit: $53,707
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $73,750 ($89/sqft)
• Median days on market: 74 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +70.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98512

• Rents YoY: 2.3%
• Active inventory: 320
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $514

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $573	-5% $543	+0% $514	+5% $485	+10% $455
Rent	-10% $404	-5% $459	+0% $514	+5% $569	+10% $624
Rate	-1.0pp $557	-0.5pp $536	base $514	+0.5pp $492	+1.0pp $470

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Lee St SW Tumwater, WA	1.0	1.0	650	$1,385	$2.13	93d	1	0.44mi
301 T St SW Tumwater, WA	2.0	1.0	589	$1,635	$2.78	62d	5	0.50mi
215 Pinehurst Dr SW Tumwater, WA	2.0	1.0–2.5	759	$1,950	$2.57	62d	4	0.55mi
1517 Bishop Rd SW Tumwater, WA	2.0	1.0–2.0	669	$1,930	$2.88	62d	1	0.67mi
6705 Linderson Way SW Tumwater, WA	1.0–3.0	1.0–2.0	900	$2,038	$2.26	62d	6	0.74mi
1704 Barnes Blvd SW Tumwater, WA	1.0–3.0	1.0–2.5	920	$2,004	$2.18	62d	35	1.23mi

Property features AI

Finance

• Other: Listing terms: Cash or Conventional
• Financial info: Land lease fee applies
• HOA & community: Land-lease park approved for saleAbout 45 homes in the parkPets allowed: cats and dogsPark amenities include playground

Exterior

• Parking: Uncovered parking2 open parking spaces
• Utilities: Public waterPublic sewerElectric service (PSE)
• Home design: Manufactured home (double wide)One levelFlat roofUpdated/remodeled conditionEntry level on one floor
• Construction: Wood constructionFlat roof
• Exterior features: Corner lotPaved lotPatio/porch/deckAwningsWood products

Interior

• Kitchen: DishwasherStove/RangeRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooringCarpet
• Bathrooms: 2 full bathrooms2 bathtubs and 2 showers
• Heating & cooling: Electric energy sourceCooling present
• Interior features: Updated/remodeled manufactured homeDining roomEntryKitchen with eating spaceDouble pane windowsDrapesAwningsPatio/porch/deckWood products exterior noted
• Laundry & utility: WasherDryerLaundry available in the park

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 110 DOM
2. 2026-08-07
   days on market $85,000 Active 109 DOM
3. 2026-08-06
   days on market $85,000 Active 108 DOM
4. 2026-08-05
   days on market $85,000 Active 107 DOM
5. 2026-08-04
   days on market $85,000 Active 106 DOM
6. 2026-08-03
   days on market $85,000 Active 105 DOM
7. 2026-07-31
   days on market $85,000 Active 102 DOM
8. 2026-07-30
   days on market $85,000 Active 101 DOM
9. 2026-07-29
   days on market $85,000 Active 100 DOM
10. 2026-07-27
    days on market $85,000 Active 98 DOM
11. 2026-07-25
    days on market $85,000 Active 96 DOM
12. 2026-07-24
    days on market $85,000 Active 95 DOM
13. 2026-07-23
    days on market $85,000 Active 94 DOM
14. 2026-07-22
    days on market $85,000 Active 93 DOM
15. 2026-07-21
    days on market $85,000 Active 92 DOM
16. 2026-07-18
    days on market $85,000 Active 89 DOM
17. 2026-07-16
    days on market $85,000 Active 87 DOM
18. 2026-07-16
    pricedays on market $85,000 Active 86 DOM
19. 2026-07-14
    days on market $87,500 Active 85 DOM
20. 2026-07-13
    days on market $87,500 Active 84 DOM
21. 2026-07-12
    days on market $87,500 Active 83 DOM
22. 2026-07-11
    days on market $87,500 Active 82 DOM
23. 2026-07-10
    days on market $87,500 Active 81 DOM
24. 2026-07-09
    days on market $87,500 Active 80 DOM
25. 2026-07-08
    days on market $87,500 Active 79 DOM
26. 2026-07-07
    days on market $87,500 Active 78 DOM
27. 2026-07-06
    days on market $87,500 Active 77 DOM
28. 2026-07-05
    days on market $87,500 Active 76 DOM
29. 2026-07-04
    days on market $87,500 Active 75 DOM
30. 2026-07-03
    days on market $87,500 Active 74 DOM
31. 2026-07-02
    days on market $87,500 Active 73 DOM
32. 2026-07-01
    days on market $87,500 Active 72 DOM
33. 2026-06-30
    days on market $87,500 Active 71 DOM
34. 2026-06-29
    days on market $87,500 Active 70 DOM
35. 2026-06-28
    days on market $87,500 Active 69 DOM
36. 2026-06-28
    days on market $87,500 Active 68 DOM
37. 2026-06-27
    days on market $87,500 Active 67 DOM
38. 2026-06-25
    days on market $87,500 Active 65 DOM
39. 2026-06-23
    days on market $87,500 Active 63 DOM
40. 2026-06-21
    days on market $87,500 Active 62 DOM
41. 2026-06-18
    days on market $87,500 Active 59 DOM
42. 2026-06-17
    days on market $87,500 Active 58 DOM
43. 2026-06-16
    days on market $87,500 Active 57 DOM
44. 2026-06-15
    days on market $87,500 Active 56 DOM
45. 2026-06-14
    days on market $87,500 Active 54 DOM
46. 2026-06-13
    days on market $87,500 Active 53 DOM
47. 2026-06-10
    days on market $87,500 Active 51 DOM
48. 2026-06-09
    days on market $87,500 Active 50 DOM
49. 2026-06-08
    days on market $87,500 Active 49 DOM
50. 2026-06-07
    days on market $87,500 Active 48 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥88°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,730
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,473
• Taxable income: $5,119
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $4,939/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 · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $3,600–$10,800 screening

This restored and remodeled manufactured home is in good condition with modern updates and a desirable location. It is ready for a new owner to move in.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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 Michael T Simmons Elementary Middle Tumwater Middle School High A G West Black Hills High School

Schools (NCES district)

• District: Tumwater School District
• NCES district ID: 5309100
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $64,209
• Composite: 56.38/100
• National rank: #2477
• State rank: #37 of 291 in WA

A Composite livability gradescore 84/100

Livability — Tumwater

• Score: 84/100
• State rank: #39
• US rank: #700

Category grades

Amenities D Commute A+ Cost of living D- 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: Tumwater, WA
• County: Thurston County · 308,239 people
• City population: 46,937
• Metro: Olympia-Lacey-Tumwater, WA
• Population (ZIP): 31,864
• Household income: $101,530
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 7% of renters

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Population outlook (Thurston County) Hauer SSP2

• Today (2025): 308,239 people
• By 2030: 326,483 · +5.9%
• By 2040: 359,890 · +16.8%
• By 2050: 391,800 · +27.1%
• By 2075: 468,024 · +51.8%
• By 2100: 519,890 · +68.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 13% Hispanic / Latino 9% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Italian 4% Slovak 4%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Vietnamese 1% German/W. Germanic 1%

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Political lean MEDSL · Thurston

• 2024 margin: Strong D (+20.4) · D 58.5% · R 38.1% · Other 3.5%
• 2008→2024 swing: -1.3pp toward R · 2008: 21.7pp · 2024: 20.4pp
• All cycles: 2024: D+20.4 2020: D+18.6 2016: D+15.4 2012: D+19.0 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -348.18%
• Current HPI: 347.121
• Rent YoY: ▲ 2.26%
• Metro: Olympia-Lacey-Tumwater, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

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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

Property features AI

Finance

• Other: Listing terms: Cash or Conventional
• Financial info: Land lease fee applies
• HOA & community: Land-lease park approved for saleAbout 45 homes in the parkPets allowed: cats and dogsPark amenities include playground

Exterior

• Parking: Uncovered parking2 open parking spaces
• Utilities: Public waterPublic sewerElectric service (PSE)
• Home design: Manufactured home (double wide)One levelFlat roofUpdated/remodeled conditionEntry level on one floor
• Construction: Wood constructionFlat roof
• Exterior features: Corner lotPaved lotPatio/porch/deckAwningsWood products

Interior

• Kitchen: DishwasherStove/RangeRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooringCarpet
• Bathrooms: 2 full bathrooms2 bathtubs and 2 showers
• Heating & cooling: Electric energy sourceCooling present
• Interior features: Updated/remodeled manufactured homeDining roomEntryKitchen with eating spaceDouble pane windowsDrapesAwningsPatio/porch/deckWood products exterior noted
• Laundry & utility: WasherDryerLaundry available in the park

Price history

-5.4% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $87,500 NWMLS as Distributed by MLS Grid
• 2026-04-20 Listed $92,500 NWMLS as Distributed by MLS Grid

Property tax history

-4.1%/yr

Latest (2026): $26 · +24.1% YoY. Source: county tax records.