7427 154th St E #14 · South Hill, WA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $604 – $1,122
Heat risk 3/10 · Minor
- Hot days now (above 87°F)
- 7 days/yr
- Hot days in 30 yrs
- 14 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 10 days/yr
- Unhealthy air days in 30 yrs
- 10 days/yr
Risk factors via First Street. Map © Google.
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
- ARV discount +11.7/15.0
- DSCR +10.0/10.0
- 1% rule +9.7/10.0
- Schools +5.4/10.0
- Livability +4.0/5.0
- Condition / age +3.8/5.0
- Rent growth +3.2/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -6.4
$145,000
7427 154th St E #14 · South Hill, WA 98375
3 bd · 2.0 ba · 1,344 sqft · Manufactured
public records
Manufactured home
Built 1982
$108/sqft
· 9% below area
Est $160k · 9% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Seller is willing to contribute up to 4% toward buyer closing costs and/or rate buy-down, with a full-price offer. Seller is willing to help with any additional appliances buyer may desire. Home qualifies for 5% down financing—ask about qualification details. Enjoy easy living in this beautifully maintained, pre-inspected single-level home in a desirable all-ages park. The bright, spacious layout offers 3 bedrooms, 2 baths, updated flooring, and a kitchen with updated finishes. A new deck, oversized front door, and 3 separate entrances provide added convenience and flexibility.
Key facts
- Good-sized kitchen
- Pre-inspected home
- Single-level home
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $791 ($9k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $145k).
- Cap rate 12.8% vs local median 3.1% 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-, 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.
- Zoned schools: Dessie F Evans Elementary (988 students, 42% FRL); Doris Stahl Junior High (902 students, 48% FRL); Gov John Rogers High School (1,730 students, 42% FRL) — zoned schools average 44% FRL vs 27% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+2.8%/yr); 416 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 + 2.8% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
- 5 sale attempts since 4y 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 $54k; list at $145k implies a 171% gain — meaningful room to come down on a strong offer.
Recommended offer
$145,000
Questions for the listing agent
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.47% ✓
- Cap rate
- 12.84%
- Cash-on-cash
- 23.38%
- DSCR
- 2.04
- GRM
- 5.7
CMA / ARV
- ARV (median comp)
- $160,000
- List price
- $145,000
- Delta
- -9.38%
- Verdict
- FAIR
- Comps
- 8 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 7610 159th St E #150 | 0.38mi | 3/2.0 | 1,296 (-4%) | 2mo | $160,000 | $123 | 75 |
| 7309 155th St E #2 | 0.15mi | 3/2.0 | 1,456 (+8%) | 6mo | $75,000 | $52 | 74 |
| 15807 78th Avenue Ct E | 0.36mi | 3/2.0 | 1,296 (-4%) | 14mo | $425,000 | $328 | 65 |
| 7620 157th Street Ct E #94 | 0.27mi | 3/2.0 | 1,506 (+12%) | 4mo | $124,000 | $82 | 64 |
| 7618 157th Street Ct E #93 | 0.26mi | 3/2.0 | 1,512 (+12%) | 4mo | $160,000 | $106 | 64 |
| 7706 158th Ct Ct E #132 | 0.32mi | 3/2.0 | 1,294 (-4%) | 19mo | $136,000 | $105 | 63 |
| 15605 79th Ave E | 0.29mi | 3/2.0 | 1,200 (-11%) | 10mo | $350,000 | $292 | 60 |
| 7715 156th Street Ct E | 0.20mi | 3/2.0 | 1,512 (+12%) | 14mo | $50,000 | $33 | 58 |
| 15801 85th Ave E | 0.67mi | 3/2.0 | 1,280 (-5%) | 3mo | $449,500 | $351 | 58 |
| 15801 81st Ave Ct E #71 | 0.48mi | 2/2.0 (-1) | 1,432 (+6%) | 19mo | $305,000 | $213 | 45 |
| 15807 85th Ave E | 0.68mi | 3/2.0 | 1,512 (+12%) | 18mo | $455,500 | $301 | 32 |
| 15919 84th Ave E | 0.68mi | 3/2.0 | 1,508 (+12%) | 20mo | $460,000 | $305 | 32 |
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 · 2.79% rent growth · sell at horizon
5-year hold
- IRR
- 16.2%
- Equity multiple
- 1.65×
- Total profit
- $26,393
- Equity at exit
- $21,620
10-year hold
- IRR
- 24.6%
- Equity multiple
- 3.12×
- Total profit
- $85,870
- Equity at exit
- $12,537
Cash invested: $40,600 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 3 active · 5 under contract
- Months of supply
- 3.0 mo (33%/mo absorbed)
- Median asking
- $120,000 ($119/sqft)
- This list price
- 67% of active listings are priced below it
- ARV vs active asking
- +0.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98375
- Rents YoY
- 2.8%
- Active inventory
- 416
- Price-to-rent
- 5.7×
Monthly cashflow live
↻
- Estimated rent
- $2,133 high interval (Pro) →
- Mortgage (P&I)
- −$760
- Tax from tax record
- −$73 /mo · $878/yr
- Insurance
- −$60
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$448
- Net cashflow
- $791
Break-even live
Break-even rent
$1,132
Max offer price
$145,000
Occupancy floor
58%
Sensitivity live
| Price | -10% $873 | -5% $832 | +0% $791 | +5% $750 | +10% $709 |
|---|---|---|---|---|---|
| Rent | -10% $622 | -5% $707 | +0% $791 | +5% $875 | +10% $959 |
| Rate | -1.0pp $864 | -0.5pp $828 | base $791 | +0.5pp $753 | +1.0pp $715 |
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
- $36,250
- Closing costs
- $4,350
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 33 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 7603 153rd St E Puyallup, WA | 3.0 | 2.0 | 1518 | $2,795 | $1.84 | 55d | 1 | 0.09mi |
| 7603 153rd St E Puyallup, WA | 3.0 | 2.5 | 1518 | $2,795 | $1.84 | 64d | 1 | 0.09mi |
| 7525 152nd St E Puyallup, WA | 2.0 | 1.0 | 950 | $2,350 | $2.47 | 7d | 1 | 0.12mi |
| 15012 71st Ave E South Hill, WA | 3.0 | 1.5 | 1200 | $2,300 | $1.92 | 97d | 1 | 0.33mi |
| 15010 71st Ave E Unit S168-12 Puyallup, WA | 3.0 | 1.5 | 1200 | $2,300 | $1.92 | 97d | 1 | 0.33mi |
| 6612 153rd Street Ct E Puyallup, WA | 3.0 | 2.0 | 1372 | $2,700 | $1.97 | 70d | 1 | 0.52mi |
| 15807 83rd Ave E Puyallup, WA | 3.0 | 2.5 | 1720 | $2,549 | $1.48 | 54d | 1 | 0.59mi |
| 16216 and16218 72nd Avenue Ct E Puyallup, WA | 3.0 | 2.5 | 1500 | $2,480 | $1.65 | 120d | 1 | 0.59mi |
| 15617 65th Avenue Ct E Puyallup, WA | 3.0 | 2.5 | 1773 | $2,865 | $1.62 | 0d | 1 | 0.63mi |
| 7320 163rd St E Unit Left Puyallup, WA | 3.0 | 2.5 | 1430 | $2,695 | $1.88 | 85d | 1 | 0.64mi |
| 7104 163rd St E Puyallup, WA | 3.0 | 2.0 | 1260 | $2,800 | $2.22 | 6d | 1 | 0.65mi |
| 6708 161st Street Ct E Puyallup, WA | 3.0 | 2.0 | 1000 | $1,800 | $1.80 | 62d | 1 | 0.70mi |
| 16427 77th Avenue Ct E Puyallup, WA | 3.0 | 2.5 | 1692 | $2,500 | $1.48 | 75d | 1 | 0.71mi |
| 8526 148th Street Ct E South Hill, WA | 3.0 | 2.5 | 1311 | $1,700 | $1.30 | 3d | 1 | 0.72mi |
| 15502 87th Ave E Unit 15502 South Hill, WA | 3.0 | 2.0 | 1300 | $2,495 | $1.92 | 120d | 1 | 0.72mi |
| 15722 88th Avenue Ct E Puyallup, WA | 4.0 | 2.0 | 1756 | $2,999 | $1.71 | 10d | 1 | 0.86mi |
| 14016 80th Avenue Ct E Puyallup, WA | 3.0 | 2.5 | 1850 | $2,910 | $1.57 | 0d | 1 | 0.88mi |
| 15623 90th Avenue Ct E Puyallup, WA | 3.0 | 2.0 | 1286 | $3,040 | $2.36 | 88d | 1 | 0.97mi |
| 15623 90th Avenue Ct E Puyallup, WA | 4.0 | 2.0 | 1286 | $3,065 | $2.38 | 108d | 1 | 0.97mi |
| 5904 157th Street Ct E Unit 5904 Puyallup, WA | 2.0 | 2.0 | 1198 | $2,800 | $2.34 | 27d | 1 | 1.04mi |
| 6719 135th Street Ct E Puyallup, WA | 4.0 | 2.5 | 1675 | $2,795 | $1.67 | 139d | 1 | 1.24mi |
| 9411 147th Street Ct E Puyallup, WA | 2.0 | 1.0 | 975 | $1,995 | $2.05 | 37d | 1 | 1.27mi |
| 6820 133rd Street Ct E Puyallup, WA | 3.0 | 2.5 | 1285 | $2,550 | $1.98 | 97d | 1 | 1.34mi |
| 9611 161st St E Apt K Puyallup, WA | 2.0 | 2.5 | 1165 | $2,099 | $1.80 | 63d | 1 | 1.39mi |
| 9611 161st St E Apt J Puyallup, WA | 2.0 | 2.5 | 1200 | $2,200 | $1.83 | 63d | 1 | 1.39mi |
| 9611 161st St E Puyallup, WA | 2.0 | 2.5 | 1200 | $2,200 | $1.83 | 70d | 1 | 1.39mi |
| 6801 132nd Street Ct E Puyallup, WA | 4.0 | 3.0 | 1768 | $2,879 | $1.63 | 0d | 1 | 1.41mi |
| 97th Ave E Puyallup, WA | 3.0 | 2.5 | 1452 | $2,495 | $1.72 | 0d | 1 | 1.43mi |
| 7513 177th Street Ct E Puyallup, WA | 2.0–4.0 | 2.5 | 1474 | $2,586 | $1.75 | 3d | 17 | 1.47mi |
| 7513 177th Street Ct E Puyallup, WA | 1.0–4.0 | 1.0–2.5 | 1243 | $2,940 | $2.37 | 105d | 7 | 1.47mi |
| 5213 147th Street Ct E Unit 16 Tacoma, WA | 2.0 | 2.5 | 1174 | $2,299 | $1.96 | 29d | 1 | 1.47mi |
| 8345 175th Street Ct E Puyallup, WA | 2.0 | 2.5 | 1588 | $2,300 | $1.45 | 108d | 1 | 1.48mi |
| 9503 166th St E Puyallup, WA | 3.0 | 2.5 | 1830 | $2,600 | $1.42 | 4d | 1 | 1.48mi |
Property features AI
Finance
- Other
- Located on a cul-de-sac with paved access
- Financial info
- Accepts cash and conventional financing
- HOA & community
- Located in a manufactured home park (Firlane Valley MHP) with 28 homesPark approved for salePark amenities include a recreational areaPets allowed — see remarksLand lease: $900
Exterior
- Parking
- Uncovered parking3 open parking spaces
- Utilities
- Electric energy sourceShared well (community water)Community septicPuget Sound Energy powerInternet: Comcast
- Home design
- Manufactured double-wide home (Modul Gibraltar)Single-storyFaces southVaulted ceilingsBath off primaryWalk-in closetEntry and dining room
- Construction
- Metal skirtConstruction materials: metal/vinyl and woodComposition roofPillar/post/pier foundation with tie-downsManufactured after 6/15/1976
- Exterior features
- AwningsPatio/porch/deckLandscapedMetal/vinyl and wood exterior
Interior
- Kitchen
- RefrigeratorStove/Range
- Bedrooms
- 3 bedrooms
- Flooring
- Vinyl plankCarpet
- Bathrooms
- 2 full bathrooms (2 tubs, 2 showers)
- Heating & cooling
- Forced air heatingNo cooling
- Interior features
- Wood-burning fireplaceWater heater
- Laundry & utility
- WasherDryerWater heater located in utility room
Listing history 50 events
-
2026-09-21days on market $145,000 Active
-
2026-09-20days on market $145,000 Active 115 DOM
-
2026-09-19days on market $145,000 Active 114 DOM
-
2026-09-18days on market $145,000 Active 113 DOM
-
2026-09-17days on market $145,000 Active 112 DOM
-
2026-09-16days on market $145,000 Active 111 DOM
-
2026-09-15days on market $145,000 Active 110 DOM
-
2026-09-14days on market $145,000 Active 109 DOM
-
2026-09-13days on market $145,000 Active 108 DOM
-
2026-09-12days on market $145,000 Active 107 DOM
-
2026-09-11days on market $145,000 Active 106 DOM
-
2026-09-05days on market $145,000 Active 100 DOM
-
2026-09-04days on market $145,000 Active 99 DOM
-
2026-09-03remarks 693-char remark
-
2026-09-03days on market $145,000 Active 98 DOM
-
2026-08-31days on market $145,000 Active 95 DOM
-
2026-08-30days on market $145,000 Active 94 DOM
-
2026-08-29days on market $145,000 Active 93 DOM
-
2026-08-28days on market $145,000 Active 92 DOM
-
2026-08-27days on market $145,000 Active 91 DOM
-
2026-08-25days on market $145,000 Active 89 DOM
-
2026-08-24days on market $145,000 Active 88 DOM
-
2026-08-23days on market $145,000 Active 87 DOM
-
2026-08-22days on market $145,000 Active 86 DOM
-
2026-08-21days on market $145,000 Active 85 DOM
-
2026-08-20days on market $145,000 Active 84 DOM
-
2026-08-19days on market $145,000 Active 83 DOM
-
2026-08-18days on market $145,000 Active 82 DOM
-
2026-08-17days on market $145,000 Active 81 DOM
-
2026-08-16days on market $145,000 Active 80 DOM
-
2026-08-15days on market $145,000 Active 79 DOM
-
2026-08-14days on market $145,000 Active 78 DOM
-
2026-08-13days on market $145,000 Active 77 DOM
-
2026-08-12days on market $145,000 Active 76 DOM
-
2026-08-11days on market $145,000 Active 75 DOM
-
2026-08-10days on market $145,000 Active 74 DOM
-
2026-08-09days on market $145,000 Active 73 DOM
-
2026-08-08days on market $145,000 Active 72 DOM
-
2026-08-06days on market $145,000 Active 70 DOM
-
2026-08-05days on market $145,000 Active 69 DOM
-
2026-08-04days on market $145,000 Active 68 DOM
-
2026-08-03days on market $145,000 Active 67 DOM
-
2026-07-31days on market $145,000 Active 64 DOM
-
2026-07-30days on market $145,000 Active 63 DOM
-
2026-07-30days on market $145,000 Active 62 DOM
-
2026-07-28days on market $145,000 Active 61 DOM
-
2026-07-26days on market $145,000 Active 59 DOM
-
2026-07-24days on market $145,000 Active 57 DOM
-
2026-07-23days on market $145,000 Active 56 DOM
-
2026-07-22days on market $145,000 Active 55 DOM
ⓘ 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
- $878 · $73/mo
- Projected year-2 tax
- $1,421 · $118/mo
- Expected delta
- +$543/yr (+$45/mo · 61.8%)
ⓘ 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 ≥87°F today · 14 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,594
- − Mortgage interest
- −$8,122
- − Property taxes
- −$878
- − Insurance
- −$725
- − Repairs & maintenance
- −$2,047
- − Management
- −$2,047
- − Depreciation
- −$4,218
- Taxable income
- $7,555
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,813
- After-tax cash flow
- $7,678/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.
Condition & rehab AI · 5 photos
75/100
Cosmetic rehab
Est. rehab $6,720–$20,160 screening
This single-level manufactured home is in good condition with updated finishes and a spacious layout. It offers a good investment opportunity with potential for cosmetic upgrades to enhance its curb appeal and value.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and value ↑
- Both Landscaping — Improves curb appeal and enhances outdoor living space ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
Elementary
Dessie F Evans Elementary
Middle
Doris Stahl Junior High
High
Gov John Rogers High School
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
A
Composite livability gradescore 80/100
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 · 956,648 people
- City population
- 76,707
- Metro
- Seattle-Tacoma-Bellevue, WA
- Population (ZIP)
- 31,187
- Household income
- $117,074
- Rent vs Own
- Severe rent burden
- 12% of renters
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 0.64)
- Race & ethnicity
- White 57% Two or more races 22% Hispanic / Latino 13% Black 8% Asian 6% Pacific Islander 1%
- Hispanic origin (detail)
- Mexican 10% Puerto Rican 1%
- Common ancestry
- Portuguese 3% Lithuanian 3% Italian 3%
- Foreign-born
- 11% · Canada, China, South Korea
- Languages at home
- 82% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 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
- ▼ -189.98%
- Current HPI
- 285.0074
- Rent YoY
- ▲ 2.79%
- 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 |
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| Technology / Retail | 1 | $638B |
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| Technology | 1 | $245B |
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| Telecommunications | 1 | $38B |
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| Food / Beverage | 1 | $36B |
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| Automotive / Trucks | 1 | $34B |
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Price history
+123.1% since first listed13 events — show timeline
- 2026-06-04 Price Changed $145,000 NWMLS as Distributed by MLS Grid
- 2026-05-14 Listed $150,000 NWMLS as Distributed by MLS Grid
- 2022-10-07 Sold (MLS) $53,500 NWMLS as Distributed by MLS Grid
- 2022-09-23 Pending — NWMLS as Distributed by MLS Grid
- 2022-09-06 Relisted — NWMLS as Distributed by MLS Grid
- 2022-08-31 Pending — NWMLS as Distributed by MLS Grid
- 2022-08-26 Price Changed $58,950 NWMLS as Distributed by MLS Grid
- 2022-08-22 Price Changed $62,000 NWMLS as Distributed by MLS Grid
- 2022-08-11 Relisted — NWMLS as Distributed by MLS Grid
- 2022-08-10 Pending — NWMLS as Distributed by MLS Grid
- 2022-08-05 Relisted — NWMLS as Distributed by MLS Grid
- 2022-07-16 Pending — NWMLS as Distributed by MLS Grid
- 2022-07-14 Listed $65,000 NWMLS as Distributed by MLS Grid
Property tax history
+8.5%/yrLatest (2026): $878 · +4.8% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…