10713 63rd St E #27 · North Puyallup, WA 98372

$260,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 38 Days on market

Built 2022 $250/sqft · 213% above area

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the desirable Golden Rose 55+ Community! Built in 2022, this well-maintained home features 2 bedrooms, 2 bathrooms, a bright w/ natural light living room, and attached carport. The open concept layout offers plenty of natural light, with a spacious kitchen that opens to the dinning area. Central heating & Cooling w/ Heat Pump. Primary bedroom includes a walk-in shower and comfortable living space. Convenient laundry room and covered carport parking included. Golden Rose offers wonderful amenities, including a clubhouse, craft room, fitness center, pet areas, and many social activities. Conveniently located near scenic river trials for walking and outdoor enjoyment.

Key facts

• Craft room
• Clubhouse
• Laundry room

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• WALK-IN SHOWER
• LAUNDRY ROOM
• CLUBHOUSE
• CRAFT ROOM

Property features AI

Finance

• Financial info: Land lease amount: $1,450; Listing terms: Cash
• HOA & community: Senior community; Park name: Golden Rose; Park amenities include BBQs, clubhouse, exercise room, laundry, RV parking, trails, and high-speed internet availability; Pets: see remarks

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water (Park water company); Park-provided sewer; PSE power; Xfinity cable and internet; Electric water heater
• Home design: Manufactured double-wide home; One level; Faces west; Good condition; Has a view; Make: Westridge
• Construction: Metal/vinyl construction materials; Composition roof; Tie down foundation; Manufactured after 06/15/1976
• Exterior features: Metal/vinyl exterior; Paved lot

Interior

• Kitchen: Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 2 showers
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Water heater; Bath off primary; Walk-in closet; Patio/porch/deck
• Laundry & utility: Utility room; Water heater located in laundry room closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.5% below list).
• Recommended offer: $199k (23.5% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Stewart Elementary (345 students, 68% FRL); Edgemont Jr High (521 students, 38% FRL); Puyallup High School (1,701 students, 38% FRL) — zoned schools average 48% FRL vs 27% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

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 $198,829 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (median comp): $89,432
• List price: $260,000
• Delta: 190.72%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10522 60th Street Ct E	0.15mi	2/2.0	1,056 (+2%)	3mo	$84,950	$80	88
10805 62nd Street Ct E #3	0.05mi	2/2.0	1,060 (+2%)	8mo	$94,000	$89	88
10515 60th Street Ct E #165	0.17mi	2/2.0	1,052 (+1%)	11mo	$30,000	$29	81
10524 63rd Street Ct E #51	0.10mi	2/2.0	1,147 (+10%)	4mo	$122,000	$106	75
10701 63rd St E	0.04mi	2/2.0	1,140 (+10%)	12mo	$60,000	$53	72
6312 107th Ave E #56	0.04mi	2/2.0	1,152 (+11%)	10mo	$72,500	$63	72
10713 61st St E Unit 108A	0.09mi	2/1.0	920 (-12%)	12mo	$95,000	$103	62
10601 61st St E #117	0.13mi	3/2.0 (+1)	924 (-11%)	12mo	$60,000	$65	61
5705 113th Ave E #68	0.57mi	3/2.0 (+1)	1,008 (-3%)	10mo	$62,000	$62	55
5718 112th Avenue Ct E #37	0.42mi	2/2.0	900 (-14%)	4mo	$125,000	$139	54
5606 112th Avenue Ct E #15	0.49mi	2/2.0	924 (-11%)	12mo	$85,000	$92	49
5620 112th Avenue Ct E #23	0.46mi	3/1.0 (+1)	924 (-11%)	9mo	$18,500	$20	43

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-45,722
• Equity at exit: $38,767

10-year hold

• IRR: -7.3%
• Equity multiple: 0.51×
• Total profit: $-35,854
• Equity at exit: $22,480

Cash invested: $72,800 (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 →

ZIP-level market 98372

• Rents YoY: 4.5%
• Active inventory: 169
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-102

Break-even live

Break-even rent $2,118

Max offer price $241,950

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-29	+0% $-102	+5% $-176	+10% $-249
Rent	-10% $-259	-5% $-181	+0% $-102	+5% $-24	+10% $55
Rate	-1.0pp $29	-0.5pp $-36	base $-102	+0.5pp $-170	+1.0pp $-238

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 N Meridian Puyallup, WA	1.0–2.0	1.0	782	$1,795	$2.29	6d	6	0.20mi
513 5th St NE Puyallup, WA	3.0	1.0	1140	$2,575	$2.26	45d	1	0.33mi
5517 108th Avenue Ct E Unit 5517 Puyallup, WA	2.0	1.0	864	$1,725	$2.00	45d	1	0.42mi
735 2nd St NW Unit 1 Puyallup, WA	2.0	1.0	837	$1,695	$2.03	23d	1	0.42mi
501 2nd Ave NE Puyallup, WA	1.0–2.0	1.0–2.0	1506	$2,299	$1.53	45d	17	0.43mi
501 2nd St NE Puyallup, WA	1.0–2.0	1.0–2.0	850	$2,299	$2.70	6d	11	0.43mi
6808 112th Ave E Unit B Puyallup, WA	3.0	1.5	1400	$2,300	$1.64	45d	1	0.52mi
407 Valley Ave NE Puyallup, WA	1.0–3.0	1.0–2.0	923	$2,062	$2.23	45d	1	0.54mi
721 2nd Ave NE Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	26d	1	0.55mi
719 2nd Ave NE Apt 2 Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	6d	1	0.55mi
509 Valley Ave NE Puyallup, WA	2.0–3.0	2.5	1465	$2,770	$1.89	0d	8	0.56mi
120 5th St NE Unit 1 Puyallup, WA	1.0	1.0	726	$1,595	$2.20	45d	1	0.59mi
4908 110th Ave Ct E Edgewood, WA	3.0	2.0	1100	$2,395	$2.18	19d	1	0.82mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,650	$2.06	45d	2	0.83mi
344 7th St SE Unit 20 Puyallup, WA	2.0	1.0	800	$1,650	$2.06	26d	1	0.83mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,622	$2.03	5d	2	0.83mi
344 7th St SE Unit 8 Puyallup, WA	2.0	1.0	800	$1,595	$1.99	26d	1	0.83mi
403 4th Ave SE Puyallup, WA	3.0	2.5	1184	$2,840	$2.40	0d	1	0.87mi
1617 E Main Puyallup, WA	1.0–2.0	1.0–2.0	930	$2,151	$2.31	1d	29	0.88mi
803 9th St NW Unit 803 Puyallup, WA	2.0	1.0	800	$1,775	$2.22	21d	1	0.89mi
4824 110th Avenue Ct E Edgewood, WA	1.0–2.0	1.0	775	$2,050	$2.65	6d	3	0.90mi
10710 48th St E Unit A Edgewood, WA	2.0	1.0	898	$2,295	$2.56	45d	1	0.91mi
4729 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	21d	1	0.96mi
4727 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	21d	1	0.96mi
813 W Main Puyallup, WA	1.0	1.0	700	$1,600	$2.29	45d	1	1.04mi
5406 122nd Ave E Unit B Edgewood, WA	2.0	1.0	1400	$2,325	$1.66	1d	1	1.06mi
1017 13th Street Ct NW Puyallup, WA	3.0	2.0	1250	$2,200	$1.76	45d	1	1.09mi
508 11th St NW Puyallup, WA	2.0	1.0	1037	$2,000	$1.93	45d	1	1.09mi
508 11th St NW Unit H Puyallup, WA	2.0	1.0	1037	$1,800	$1.74	18d	1	1.09mi
601 5th St SW Unit C Puyallup, WA	2.0	2.5	1450	$2,450	$1.69	6d	1	1.11mi
516 16th St SE Puyallup, WA	2.0	1.0	950	$1,895	$1.99	26d	1	1.13mi
1218 7th Ave SE Unit 1208 Puyallup, WA	2.0	1.0	885	$2,145	$2.42	26d	1	1.15mi
1402 7th Ave SE Unit B Puyallup, WA	3.0	2.5	1351	$2,300	$1.70	45d	1	1.17mi
805 3rd St SW Puyallup, WA	2.0	1.0	957	$1,850	$1.93	45d	1	1.17mi
322 9th Ave SE Puyallup, WA	2.0	1.0	975	$1,610	$1.65	14d	3	1.20mi
322 9th Ave SE Unit 08 Puyallup, WA	2.0	1.0	975	$1,595	$1.64	6d	1	1.20mi
322 9th Ave SE Apt 9 Puyallup, WA	2.0	1.0	975	$1,550	$1.59	6d	1	1.22mi
931 9th St SE Puyallup, WA	1.0–2.0	1.0	784	$1,845	$2.35	4d	7	1.25mi
1022 10th Ave SE Puyallup, WA	2.0	1.5	1100	$1,950	$1.77	45d	1	1.34mi
305 13th St SW Unit D Puyallup, WA	2.0	1.5	880	$1,820	$2.07	45d	1	1.37mi

Listing history 16 events

1. 2026-06-21
   days on market $260,000 Active 38 DOM
2. 2026-06-18
   days on market $260,000 Active 35 DOM
3. 2026-06-17
   days on market $260,000 Active 34 DOM
4. 2026-06-16
   days on market $260,000 Active 33 DOM
5. 2026-06-15
   days on market $260,000 Active 32 DOM
6. 2026-06-13
   days on market $260,000 Active 30 DOM
7. 2026-06-13
   days on market $260,000 Active 29 DOM
8. 2026-06-09
   days on market $260,000 Active 26 DOM
9. 2026-06-08
   days on market $260,000 Active 25 DOM
10. 2026-06-07
    days on market $260,000 Active 24 DOM
11. 2026-06-04
    days on market $260,000 Active 21 DOM
12. 2026-06-03
    days on market $260,000 Active 20 DOM
13. 2026-06-02
    days on market $260,000 Active 19 DOM
14. 2026-06-01
    days on market $260,000 Active 18 DOM
15. 2026-05-31
    days on market $260,000 Active 17 DOM
16. 2026-05-14
    listed $260,000 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: $1,616 · $135/mo
• Projected year-2 tax: $2,548 · $212/mo
• Expected delta: +$932/yr (+$78/mo · 57.7%)

ⓘ 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: $23,859
• − Mortgage interest: −$14,564
• − Property taxes: −$1,616
• − Insurance: −$2,098
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$7,564
• Taxable loss: −$5,799
• Est. tax savings @ 24.0%: +$1,392
• After-tax cash flow: $166/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

1 event — show timeline

• 2026-05-14 Listed $260,000 NWMLS as Distributed by MLS Grid

Property tax history

-3.3%/yr

Latest (2026): $1,616 · -3.3% YoY. Source: county tax records.