10526 60th Street Ct E #133 · North Puyallup, WA 98372

$95,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 105 Days on market

Built 2006 $73/sqft · 29% above area Est $74k · 29% over

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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 +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Experience the perfect blend of comfort and convenience in this impeccably maintained 1,200 sq ft home located in one of Puyallup's premier 55+ communities. Nestled in the heart of downtown, this home has been refreshed with brand-new carpet and refreshed paint creating an airy, "light and bright" atmosphere that feels like home the moment you step inside. The thoughtful floor plan features a large kitchen, huge family room, formal living room, dining room and a full size laundry room as well as 2 spacious bedrooms and 2 bathrooms, the massive primary boasts a huge walk-in closet and an oversized private bathroom, with tons of counter space and a large shower. The secondary bedroo

Key facts

• Huge family room
• Large kitchen
• Dining room

Tags

• LARGE KITCHEN
• HUGE FAMILY ROOM
• FORMAL LIVING ROOM
• DINING ROOM
• FULL SIZE LAUNDRY ROOM
• MASSIVE PRIMARY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#25 in WA, #468 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+; Watch: employment C-.
• 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 fast (+4.5%/yr); 167 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $95k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.35% ✓
• Cap rate: 19.79%
• Cash-on-cash: 48.19%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $73,752
• List price: $95,000
• Delta: 28.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10703 62nd St E #82	0.10mi	3/2.0	1,296 (0%)	6mo	$120,000	$93	90
10518 60th Street Ct E	0.02mi	2/2.0 (-1)	1,248 (-4%)	10mo	$45,000	$36	79
10715 63rd Street Ct E #38	0.17mi	3/2.0	1,252 (-3%)	10mo	$118,000	$94	78
10702 61st St E #105	0.08mi	3/2.0	1,344 (+4%)	21mo	$129,950	$97	73
10524 63rd Street Ct E #51	0.11mi	2/2.0 (-1)	1,147 (-12%)	4mo	$122,000	$106	68
10707 60th Street Ct E #151	0.08mi	2/2.0 (-1)	1,243 (-4%)	21mo	$125,000	$101	67
10602 63rd Street Ct E #50	0.12mi	2/2.0 (-1)	1,244 (-4%)	20mo	$89,950	$72	66
6312 107th Ave E #56	0.13mi	2/2.0 (-1)	1,152 (-11%)	10mo	$72,500	$63	62
10517 60th Street Ct E #164	0.04mi	2/2.0 (-1)	1,119 (-14%)	13mo	$59,000	$53	60
10701 63rd St E	0.12mi	2/2.0 (-1)	1,140 (-12%)	12mo	$60,000	$53	59
5621 112th Avenue Ct E #20	0.42mi	2/2.0 (-1)	1,248 (-4%)	16mo	$148,000	$119	56
10516 63rd Street Ct E #53	0.11mi	2/2.0 (-1)	1,109 (-14%)	15mo	$80,000	$72	54

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: 44.1%
• Equity multiple: 2.95×
• Total profit: $51,832
• Equity at exit: $14,165

10-year hold

• IRR: 50.8%
• Equity multiple: 6.33×
• Total profit: $141,730
• Equity at exit: $8,214

Cash invested: $26,600 (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 98372

• Rents YoY: 4.5%
• Active inventory: 167
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$498
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,002

Break-even live

Break-even rent $960

Max offer price $95,000

Occupancy floor 50%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Valley Ave NE Puyallup, WA	1.0–3.0	1.0–2.0	923	$2,499	$2.71	44d	1	0.40mi
513 5th St NE Puyallup, WA	3.0	1.0	1140	$2,575	$2.26	44d	1	0.47mi
501 2nd Ave NE Puyallup, WA	1.0–2.0	1.0–2.0	1506	$2,299	$1.53	44d	17	0.53mi
501 2nd St NE Puyallup, WA	1.0–2.0	1.0–2.0	850	$2,299	$2.70	5d	11	0.53mi
6808 112th Ave E Unit B Puyallup, WA	3.0	1.5	1400	$2,300	$1.64	44d	1	0.67mi
721 2nd Ave NE Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	24d	1	0.69mi
719 2nd Ave NE Apt 2 Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	5d	1	0.70mi
4908 110th Avenue Ct E #3 Edgewood, WA	3.0	2.0	1058	$2,395	$2.26	12d	1	0.70mi
4908 110th Ave Ct E Edgewood, WA	3.0	2.0	1100	$2,395	$2.18	18d	1	0.70mi
10710 48th St E Unit A Edgewood, WA	2.0	1.0	898	$2,295	$2.56	44d	1	0.77mi
4824 110th Avenue Ct E Edgewood, WA	1.0–2.0	1.0	775	$2,050	$2.65	5d	3	0.78mi
1617 E Main Puyallup, WA	1.0–2.0	1.0–2.0	930	$2,151	$2.31	2d	30	1.01mi
5406 122nd Ave E Unit B Edgewood, WA	2.0	1.0	1400	$2,425	$1.73	5d	1	1.04mi
1017 13th Street Ct NW Puyallup, WA	3.0	2.0	1250	$2,200	$1.76	44d	1	1.06mi
508 11th St NW Unit H Puyallup, WA	2.0	1.0	1037	$1,800	$1.74	17d	1	1.10mi
508 11th St NW Puyallup, WA	2.0	1.0	1037	$2,000	$1.93	44d	1	1.10mi
601 5th St SW Unit C Puyallup, WA	2.0	2.5	1450	$2,450	$1.69	5d	1	1.21mi
507 15th St SE Puyallup, WA	3.0	2.5	1737	$2,750	$1.58	5d	1	1.24mi
516 16th St SE Puyallup, WA	2.0	1.0	950	$1,895	$1.99	24d	1	1.27mi
805 3rd St SW Puyallup, WA	2.0	1.0	957	$1,850	$1.93	44d	1	1.29mi
1218 7th Ave SE Unit 1208 Puyallup, WA	2.0	1.0	885	$2,145	$2.42	24d	1	1.29mi
1402 7th Ave SE Unit B Puyallup, WA	3.0	2.5	1351	$2,300	$1.70	44d	1	1.31mi
322 9th Ave SE Puyallup, WA	2.0	1.0	975	$1,610	$1.65	12d	3	1.34mi
322 9th Ave SE Unit 08 Puyallup, WA	2.0	1.0	975	$1,595	$1.64	5d	1	1.34mi
322 9th Ave SE Apt 9 Puyallup, WA	2.0	1.0	975	$1,550	$1.59	5d	1	1.35mi
931 9th St SE Puyallup, WA	1.0–2.0	1.0	784	$1,845	$2.35	2d	7	1.39mi
1503 18th St NW Puyallup, WA	1.0–2.0	1.0	840	$1,730	$2.06	10d	4	1.41mi
305 13th St SW Unit D Puyallup, WA	2.0	1.5	880	$1,820	$2.07	44d	1	1.41mi
1022 10th Ave SE Puyallup, WA	2.0	1.5	1100	$1,950	$1.77	44d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $95,000 Active 105 DOM
2. 2026-06-17
   days on market $95,000 Active 104 DOM
3. 2026-06-16
   days on market $95,000 Active 103 DOM
4. 2026-06-15
   days on market $95,000 Active 102 DOM
5. 2026-06-13
   days on market $95,000 Active 100 DOM
6. 2026-06-13
   days on market $95,000 Active 99 DOM
7. 2026-06-09
   days on market $95,000 Active 96 DOM
8. 2026-06-08
   days on market $95,000 Active 95 DOM
9. 2026-06-07
   days on market $95,000 Active 94 DOM
10. 2026-06-04
    days on market $95,000 Active 91 DOM
11. 2026-06-03
    days on market $95,000 Active 90 DOM
12. 2026-06-02
    days on market $95,000 Active 89 DOM
13. 2026-06-02
    price $95,000 Active 88 DOM
14. 2026-06-01
    days on market $98,450 Active 88 DOM
15. 2026-05-31
    days on market $98,450 Active 87 DOM
16. 2026-05-14
    price $98,450
17. 2026-03-05
    listed $99,950 Active
18. 2013-12-12
    soldstatus $32,000 Sold
19. 2013-11-13
    status Pending
20. 2013-11-05
    price $29,950
21. 2013-08-23
    price $39,900
22. 2013-07-11
    listed $59,900 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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,742
• − Mortgage interest: −$5,321
• − Property taxes: −$1,853
• − Insurance: −$1,272
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$2,764
• Taxable income: $11,253
• Est. tax owed @ 24.0%: −$2,701
• After-tax cash flow: $9,322/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 — North Puyallup

• Score: 85/100
• State rank: #25
• US rank: #468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Puyallup, 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

+64.4% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $98,450 NWMLS as Distributed by MLS Grid
• 2026-03-05 Listed $99,950 NWMLS as Distributed by MLS Grid
• 2013-12-12 Sold (MLS) $32,000 NWMLS as Distributed by MLS Grid
• 2013-11-13 Pending — NWMLS as Distributed by MLS Grid
• 2013-11-05 Price Changed $29,950 NWMLS as Distributed by MLS Grid
• 2013-08-23 Price Changed $39,900 NWMLS as Distributed by MLS Grid
• 2013-07-11 Listed $59,900 NWMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2026): $1,853 · +0.2% YoY. Source: county tax records.