300 Park Ave #18 · Buckley, WA 98321

$139,000

3 bd · 2.0 ba · 1,182 sqft · Manufactured public records · 28 Days on market

Built 1999 Est $183k · 24% under

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 1,232 sq ft residence in Buckley offering 3 bedrooms and 2 baths in a layout designed for comfortable everyday living. Step inside to find new carpet, refreshed paint and attractive laminate flooring that creates an inviting feel throughout. The open-concept design makes the most of the living space, connecting the main living areas for an easy, airy flow. The spacious kitchen features plenty of room to cook and gather, along with a dining area that is perfect for casual meals or entertaining. Ideally situated in a convenient and affordable Buckley location, this home is close to local amenities while still offering the small-town appeal and outdoor access the

Key facts

• Open-concept design
• Spacious kitchen
• Dining area

Tags

• OPEN-CONCEPT DESIGN
• SPACIOUS KITCHEN
• DINING AREA
• CONVENIENT LOCATION
• OUTDOOR ACCESS

Property features AI

Finance

• Other: Buyer brokerage compensation: 3%
• Financial info: Listing terms: Cash or Conventional; Land lease amount applies
• HOA & community: Located in MeadowBrook park with 66 homes; Park approved for sale; Playground and recreational area in park; Land lease required

Exterior

• Parking: 2 uncovered open parking spaces
• Utilities: Electric energy source; Public water; HOA-managed water and sewer; PSE power; Electric water heater; Cable (Xfinity); Internet (Xfinity)
• Home design: Manufactured double-wide home; One level; Built by Fleetwood (model ORFLW48B25950); Average condition; Mobile home remains; Manuf. home (post-1976)
• Construction: Cement plank construction; Composition roof; Vinyl skirt; Tie-down foundation
• Exterior features: Cement-planked exterior; Patio/porch/deck; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Water heater; Skylights; Drapes; Walk-in closet; Bath off primary
• Laundry & utility: Washer; Dryer; Utility room; Water heater located in bedroom closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Zoned schools: Elk Ridge Elementary (595 students, 30% FRL); White River High School (1,263 students, 32% FRL).
• Market conditions: 235 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $961 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $139k implies a 613% gain — meaningful room to come down on a strong offer.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $183,210
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Park Ave #42	0.00mi	3/2.0	1,184 (+0%)	10mo	$55,000	$46	92
300 Park Ave #37	0.00mi	3/2.0	1,184 (+0%)	11mo	$180,000	$152	91
300 Park Ave #47	0.00mi	3/2.0	1,248 (+6%)	10mo	$193,500	$155	82
300 Park Ave #5	0.00mi	3/2.0	1,248 (+6%)	10mo	$195,000	$156	82

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $7,217
• Equity at exit: $20,725

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $44,507
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $467

Break-even live

Break-even rent $1,108

Max offer price $139,000

Occupancy floor 68%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
490 S River Ave Unit 500D Buckley, WA	2.0	1.0	774	$1,700	$2.20	44d	1	0.61mi

Listing history 18 events

1. 2026-06-18
   days on market $139,000 Active 28 DOM
2. 2026-06-17
   days on market $139,000 Active 27 DOM
3. 2026-06-16
   days on market $139,000 Active 26 DOM
4. 2026-06-15
   days on market $139,000 Active 25 DOM
5. 2026-06-13
   days on market $139,000 Active 23 DOM
6. 2026-06-13
   days on market $139,000 Active 22 DOM
7. 2026-06-09
   days on market $139,000 Active 19 DOM
8. 2026-06-08
   days on market $139,000 Active 18 DOM
9. 2026-06-07
   pricedays on market $139,000 Active 17 DOM
10. 2026-06-04
    days on market $149,000 Active 14 DOM
11. 2026-06-03
    days on market $149,000 Active 13 DOM
12. 2026-06-02
    days on market $149,000 Active 12 DOM
13. 2026-06-01
    days on market $149,000 Active 11 DOM
14. 2026-05-31
    days on market $149,000 Active 10 DOM
15. 2026-05-21
    listed $149,000 Active
16. 2011-10-13
    soldstatus $19,500 Sold
17. 2011-09-30
    status Pending
18. 2011-08-09
    listed $29,950 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: $1,065 · $89/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: +$297/yr (+$25/mo · 27.9%)

ⓘ 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: $20,400
• − Mortgage interest: −$7,786
• − Property taxes: −$1,065
• − Insurance: −$695
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,044
• Taxable income: $3,546
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $4,758/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

+397.5% since first listed

4 events — show timeline

• 2026-05-21 Listed $149,000 NWMLS as Distributed by MLS Grid
• 2011-10-13 Sold (MLS) $19,500 NWMLS as Distributed by MLS Grid
• 2011-09-30 Pending — NWMLS as Distributed by MLS Grid
• 2011-08-09 Listed $29,950 NWMLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2026): $1,065 · +5.4% YoY. Source: county tax records.