8705 143rd Avenue Ct E #48 · Alderton, WA 98372

$59,000

3 bd · 1.0 ba · 854 sqft · Manufactured public records · 346 Days on market

Built 1973 $69/sqft · 24% above area Est $47k · 24% over ↓ 12% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Really Nice 2Bedroom, 1 Bath single wide home ready to move in. Located close to freeway 512 as well as minutes away from the fun quaint town of Sumner, rest easy in this 55+ Senior community while you plan your next adventure in life, Grocery shopping and great restaurants are just a quick drive and Farm 12 restaurant and close to the Washington State Fair offer a year round events from graden shows, rodeos, fairs and so much more. Buyers to verify all statements/information & WELCOME TO YOUR NEW HOME!

Key facts

• Close to freeway 512
• Built 1973
• Listed 345 days

Tags

• CLOSE TO FREEWAY 512
• MINUTES AWAY FROM SUMNER
• CLOSE TO WASHINGTON STATE FAIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.9% vs local median 2.5% in Alderton — 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 68/100 on livability (#269 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Sumner School District (suburban): math 64% / reading 73% proficiency, ranked #18 of 291 in WA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.5%/yr); 169 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,209 units permitted in Pierce County in 2024 (1,269 in 5+ unit buildings).
• This rent runs 32% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 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 + 4.5% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.42% ✓
• Cap rate: 40.93%
• Cash-on-cash: 123.69%
• DSCR: 6.50
• GRM: 1.9

CMA / ARV

• ARV (median comp): $47,496
• List price: $59,000
• Delta: 24.22%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8407 143rd Av Ct E #35	0.13mi	2/1.0 (-1)	840 (-2%)	9mo	$30,000	$36	79
8410 143rd Avenue Ct E	0.13mi	2/1.0 (-1)	924 (+8%)	1mo	$65,000	$70	74
8510 143rd Avenue Ct E #23	0.12mi	3/1.0	924 (+8%)	8mo	$23,000	$25	74
8602 143rd Avenue Ct E #11	0.08mi	2/2.0 (-1)	880 (+3%)	12mo	$150,000	$170	72
8314 144th Ave E	0.19mi	2/1.0 (-1)	728 (-15%)	5mo	$86,000	$118	57
8404 144th Ave E #36	0.16mi	3/2.0	924 (+8%)	22mo	$45,000	$49	57

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 · 4.46% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.22×
• Total profit: $102,787
• Equity at exit: $8,797

10-year hold

• IRR: —
• Equity multiple: 15.87×
• Total profit: $245,622
• Equity at exit: $5,101

Cash invested: $16,520 (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 98372

• Rents YoY: 4.5%
• Active inventory: 169
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,608 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $1,703

Break-even live

Break-even rent $453

Max offer price $59,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,736	-5% $1,719	+0% $1,703	+5% $1,686	+10% $1,669
Rent	-10% $1,497	-5% $1,600	+0% $1,703	+5% $1,806	+10% $1,909
Rate	-1.0pp $1,733	-0.5pp $1,718	base $1,703	+0.5pp $1,687	+1.0pp $1,672

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3002 E Pioneer Puyallup, WA	2.0–3.0	1.5–2.0	981	$2,945	$3.00	0d	29	0.95mi
3107 E Main Ave Puyallup, WA	1.0–3.0	1.0–2.0	963	$2,622	$2.72	0d	30	1.38mi

Listing history 17 events

1. 2026-06-21
   days on market $59,000 Active 346 DOM
2. 2026-06-18
   days on market $59,000 Active 343 DOM
3. 2026-06-17
   days on market $59,000 Active 342 DOM
4. 2026-06-16
   days on market $59,000 Active 341 DOM
5. 2026-06-15
   days on market $59,000 Active 340 DOM
6. 2026-06-13
   days on market $59,000 Active 338 DOM
7. 2026-06-09
   days on market $59,000 Active 334 DOM
8. 2026-06-08
   days on market $59,000 Active 333 DOM
9. 2026-06-07
   days on market $59,000 Active 332 DOM
10. 2026-06-04
    days on market $59,000 Active 329 DOM
11. 2026-06-03
    days on market $59,000 Active 328 DOM
12. 2026-06-02
    days on market $59,000 Active 327 DOM
13. 2026-06-01
    days on market $59,000 Active 326 DOM
14. 2026-05-31
    days on market $59,000 Active 325 DOM
15. 2026-03-06
    price $59,000
16. 2025-10-07
    price $63,000
17. 2025-07-10
    listed $67,000 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: $286 · $24/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$292/yr (+$24/mo · 102.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,300
• − Mortgage interest: −$3,305
• − Property taxes: −$286
• − Insurance: −$295
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$1,716
• Taxable income: $20,690
• Est. tax owed @ 24.0%: −$4,966
• After-tax cash flow: $15,468/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: Sumner School District
• NCES district ID: 5308610
• Math proficiency: 64% ▲ 1.00%
• Reading proficiency: 73% ▬ 0.00%
• Median HH income: $76,138
• Composite: 61.86/100
• National rank: #1497
• State rank: #18 of 291 in WA

Livability — Alderton

• Score: 68/100
• State rank: #269
• US rank: #9357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alderton, WA
• County: Pierce County · 788,257 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 26,012
• Household income: $98,152
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 871.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 8% Asian 6% Black 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Romanian 4% Subsaharan African 3%
• Foreign-born: 13% · Canada, South Korea, China
• Languages at home: 81% English-only · Russian/Polish/Slavic 5% Spanish 4% Other Asian/Pacific 3%

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: ▼ -283.81%
• Current HPI: 309.7871
• Rent YoY: ▲ 4.46%
• 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

-11.9% since first listed

3 events — show timeline

• 2026-03-06 Price Changed $59,000 NWMLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $63,000 NWMLS as Distributed by MLS Grid
• 2025-07-10 Listed $67,000 NWMLS as Distributed by MLS Grid

Property tax history

+9.3%/yr

Latest (2026): $286 · +16.8% YoY. Source: county tax records.