12511 123rd Street Ct E #51 · South Hill, WA 98374

$170,000

3 bd · 2.0 ba · 1,876 sqft · Manufactured public records · 26 Days on market

Built 1979 $91/sqft · 13% above area Est $150k · 13% over ↓ 6% 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
• 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
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! Welcome to effortless living in the highly sought-after Countrydale 55+ community! This beautifully updated and meticulously maintained home offers the perfect blend of comfort, style, and functionality—and an expansive 1,876 sqft of living space. Step inside to an inviting, light-filled layout featuring a spacious formal living and dining area, seamlessly connected to a stunning chef’s kitchen through elegant glass pocket doors. The kitchen has been thoughtfully remodeled with custom cabinetry, a generous island, a pantry, and sleek stainless-steel appliances—ideal for both everyday living and entertaining. Cozy up in the family room beside the pellet s

Key facts

• Custom cabinetry
• Clubhouse
• Double carport

Tags

• CHEF'S KITCHEN
• CUSTOM CABINETRY
• PRIVATE BACKYARD RETREAT
• HEAT PUMP WITH A/C
• DOUBLE CARPORT
• CLUBHOUSE

Property features AI

Finance

• Other: Senior community
• Financial info: Land lease: $775/month; Listing terms: Cash or Conventional
• HOA & community: Located in Countrydale park (park approved for sale); Park amenities include clubhouse, pool, exercise room, common areas, recreational area, BBQs, high-speed internet available

Exterior

• Parking: Carport; RV parking available in park
• Utilities: Public water; Electric and pellet energy sources
• Home design: Manufactured double-wide home; One level; Residential property in a senior community; Has a view
• Construction: Metal/vinyl construction; Composition roof; Mobile home remains
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Landscaped; Corner lot; Paved

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Fireplace (pellet stove)
• Laundry & utility: Washer; Dryer; Utility room with water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

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 ($3k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.03%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $150,000
• List price: $170,000
• Delta: 13.33%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12223 125th St E #101	0.19mi	2/2.0 (-1)	1,729 (-8%)	1mo	$164,000	$95	72
12404 122nd Avenue Ct E #62	0.20mi	3/2.0	1,792 (-4%)	18mo	$145,000	$81	68
11611 121st Avenue Ct E	0.45mi	3/2.0	1,782 (-5%)	10mo	$460,000	$258	63
4002 19th Street Pl SE	0.68mi	3/2.0	1,761 (-6%)	22mo	$444,900	$253	40
11323 122nd St E	0.74mi	4/2.0 (+1)	1,716 (-8%)	18mo	$429,950	$251	31

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: 19.5%
• Equity multiple: 1.78×
• Total profit: $37,197
• Equity at exit: $25,348

10-year hold

• IRR: 26.9%
• Equity multiple: 3.23×
• Total profit: $106,135
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,813 high
• Mortgage (P&I): −$891
• Tax from tax record: −$188 /mo · $2,255/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,072

Break-even live

Break-even rent $1,456

Max offer price $170,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,169	-5% $1,120	+0% $1,072	+5% $1,024	+10% $976
Rent	-10% $850	-5% $961	+0% $1,072	+5% $1,183	+10% $1,295
Rate	-1.0pp $1,158	-0.5pp $1,116	base $1,072	+0.5pp $1,028	+1.0pp $983

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12117 122nd Ave E Puyallup, WA	3.0	2.5	1549	$2,975	$1.92	0d	1	0.21mi
12437 129th Ave E Puyallup, WA	2.0	1.5	1818	$2,400	$1.32	11d	1	0.26mi
2406 43rd Ave SE Puyallup, WA	3.0	2.5	1877	$3,135	$1.67	0d	1	0.44mi
13011 122nd Avenue Ct E Puyallup, WA	3.0	2.5	2176	$3,100	$1.42	44d	1	0.52mi
13007 Sunridge Way E Puyallup, WA	3.0	2.0	1450	$2,000	$1.38	0d	1	0.66mi
13214 110th Avenue Ct E Puyallup, WA	4.0	2.5	2549	$3,200	$1.26	44d	1	1.12mi
12202 107th Avenue Ct E Puyallup, WA	4.0	1.5	1248	$3,000	$2.40	44d	1	1.13mi
12202 107th Avenue Ct E Puyallup, WA	4.0	1.5	1248	$2,850	$2.28	4d	1	1.13mi
10614 123rd Street Ct E Puyallup, WA	3.0	1.5	1584	$2,500	$1.58	44d	1	1.18mi
13404 106th Ave E Puyallup, WA	3.0	2.0	1404	$2,650	$1.89	25d	1	1.37mi
13523 106th Ave E Puyallup, WA	3.0	2.0	1404	$2,650	$1.89	25d	1	1.45mi

Listing history 2 events

1. 2026-05-08
   price $170,000
2. 2026-04-24
   listed $180,000 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: $2,255 · $188/mo
• Projected year-2 tax: $2,255 · $188/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 ≥88°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: $33,761
• − Mortgage interest: −$9,523
• − Property taxes: −$2,255
• − Insurance: −$850
• − Repairs & maintenance: −$2,701
• − Management: −$2,701
• − Depreciation: −$4,945
• Taxable income: $10,785
• Est. tax owed @ 24.0%: −$2,589
• After-tax cash flow: $10,279/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

-5.6% since first listed

3 events — show timeline

• 2026-05-20 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $170,000 NWMLS as Distributed by MLS Grid
• 2026-04-24 Listed $180,000 NWMLS as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2026): $2,255 · +6.5% YoY. Source: county tax records.