10702 63rd St E Unit 36B · North Puyallup, WA 98372

$84,500

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 20 Days on market

Built 1996 $71/sqft · 24% below area Est $111k · 24% under ↓ 31% since listing

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Why this score? — see what drove the A- 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 +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bath residence situated on a desirable corner lot in the highly sought-after Golden Rose 55+ community. Featuring a beautifully landscaped yard, soaring vaulted ceilings, and an open-concept floor plan, this home is designed for both comfortable everyday living and effortless entertaining. The spacious primary suite offers a private en-suite bathroom, creating the perfect retreat for relaxation and convenience. Enjoy year-round comfort with a cozy pellet stove that provides energy savings, along with valuable updates including a newer roof and new water heater for added peace of mind. Outside, you’ll appreciate ample parking wit

Key facts

• Cozy pellet stove
• Landscaped yard
• Vaulted ceilings

Tags

• CORNER LOT
• LANDSCAPED YARD
• VAULTED CEILINGS
• OPEN-CONCEPT FLOOR PLAN
• PRIVATE EN-SUITE BATHROOM
• COZY PELLET STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

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 $84k).
• Recommended offer: $83k (1.5% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $584 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $83,232 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.49% ✓
• Cap rate: 21.64%
• Cash-on-cash: 54.81%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (median comp): $111,384
• List price: $84,500
• Delta: -28.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10524 63rd Street Ct E #51	0.07mi	2/2.0 (-1)	1,147 (-4%)	4mo	$122,000	$106	83
10715 63rd Street Ct E #38	0.03mi	3/2.0	1,252 (+5%)	10mo	$118,000	$94	81
6312 107th Ave E #56	0.02mi	2/2.0 (-1)	1,152 (-3%)	10mo	$72,500	$63	81
10701 63rd St E	0.03mi	2/2.0 (-1)	1,140 (-4%)	12mo	$60,000	$53	77
10703 62nd St E #82	0.07mi	3/2.0	1,296 (+9%)	6mo	$120,000	$93	76
10518 60th Street Ct E	0.16mi	2/2.0 (-1)	1,248 (+5%)	10mo	$45,000	$36	70
10516 63rd Street Ct E #53	0.08mi	2/2.0 (-1)	1,109 (-7%)	15mo	$80,000	$72	68
10522 60th Street Ct E	0.15mi	2/2.0 (-1)	1,056 (-11%)	3mo	$84,950	$80	67
10805 62nd Street Ct E #3	0.08mi	2/2.0 (-1)	1,060 (-11%)	8mo	$94,000	$89	67
10517 60th Street Ct E #164	0.18mi	2/2.0 (-1)	1,119 (-6%)	13mo	$59,000	$53	66
10515 60th Street Ct E #165	0.17mi	2/2.0 (-1)	1,052 (-11%)	11mo	$30,000	$29	59
5621 112th Avenue Ct E #20	0.50mi	2/2.0 (-1)	1,248 (+5%)	16mo	$148,000	$119	50

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: 51.1%
• Equity multiple: 3.29×
• Total profit: $54,121
• Equity at exit: $12,599

10-year hold

• IRR: 57.1%
• Equity multiple: 7.08×
• Total profit: $143,882
• Equity at exit: $7,306

Cash invested: $23,660 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,014

Break-even live

Break-even rent $823

Max offer price $84,500

Occupancy floor 47%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	5d	6	0.20mi
513 5th St NE Puyallup, WA	3.0	1.0	1140	$2,575	$2.26	44d	1	0.33mi
5517 108th Avenue Ct E Unit 5517 Puyallup, WA	2.0	1.0	864	$1,725	$2.00	44d	1	0.42mi
735 2nd St NW Unit 1 Puyallup, WA	2.0	1.0	837	$1,695	$2.03	22d	1	0.42mi
501 2nd St NE Puyallup, WA	1.0–2.0	1.0–2.0	850	$2,299	$2.70	5d	11	0.43mi
501 2nd Ave NE Puyallup, WA	1.0–2.0	1.0–2.0	1506	$2,299	$1.53	44d	17	0.43mi
6808 112th Ave E Unit B Puyallup, WA	3.0	1.5	1400	$2,300	$1.64	44d	1	0.52mi
407 Valley Ave NE Puyallup, WA	1.0–3.0	1.0–2.0	923	$2,499	$2.71	44d	1	0.54mi
721 2nd Ave NE Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	24d	1	0.55mi
719 2nd Ave NE Apt 2 Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	5d	1	0.55mi
4908 110th Avenue Ct E #3 Edgewood, WA	3.0	2.0	1058	$2,395	$2.26	13d	1	0.82mi
4908 110th Ave Ct E Edgewood, WA	3.0	2.0	1100	$2,395	$2.18	18d	1	0.82mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,622	$2.03	3d	2	0.83mi
344 7th St SE Unit 20 Puyallup, WA	2.0	1.0	800	$1,650	$2.06	24d	1	0.83mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,650	$2.06	44d	2	0.83mi
344 7th St SE Unit 8 Puyallup, WA	2.0	1.0	800	$1,595	$1.99	24d	1	0.83mi
1617 E Main Puyallup, WA	1.0–2.0	1.0–2.0	930	$2,151	$2.31	2d	30	0.88mi
803 9th St NW Unit 803 Puyallup, WA	2.0	1.0	800	$1,775	$2.22	20d	1	0.89mi
4824 110th Avenue Ct E Edgewood, WA	1.0–2.0	1.0	775	$2,050	$2.65	5d	3	0.90mi
10710 48th St E Unit A Edgewood, WA	2.0	1.0	898	$2,295	$2.56	44d	1	0.91mi
4729 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	20d	1	0.96mi
4727 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	20d	1	0.96mi
5406 122nd Ave E Unit B Edgewood, WA	2.0	1.0	1400	$2,425	$1.73	5d	1	1.06mi
1017 13th Street Ct NW Puyallup, WA	3.0	2.0	1250	$2,200	$1.76	44d	1	1.09mi
508 11th St NW Unit H Puyallup, WA	2.0	1.0	1037	$1,800	$1.74	17d	1	1.09mi
508 11th St NW Puyallup, WA	2.0	1.0	1037	$2,000	$1.93	44d	1	1.09mi
601 5th St SW Unit C Puyallup, WA	2.0	2.5	1450	$2,450	$1.69	5d	1	1.11mi
516 16th St SE Puyallup, WA	2.0	1.0	950	$1,895	$1.99	24d	1	1.13mi
1218 7th Ave SE Unit 1208 Puyallup, WA	2.0	1.0	885	$2,145	$2.42	24d	1	1.15mi
1402 7th Ave SE Unit B Puyallup, WA	3.0	2.5	1351	$2,300	$1.70	44d	1	1.17mi
805 3rd St SW Puyallup, WA	2.0	1.0	957	$1,850	$1.93	44d	1	1.17mi
322 9th Ave SE Puyallup, WA	2.0	1.0	975	$1,610	$1.65	13d	3	1.20mi
322 9th Ave SE Unit 08 Puyallup, WA	2.0	1.0	975	$1,595	$1.64	5d	1	1.20mi
322 9th Ave SE Apt 9 Puyallup, WA	2.0	1.0	975	$1,550	$1.59	5d	1	1.22mi
931 9th St SE Puyallup, WA	1.0–2.0	1.0	784	$1,845	$2.35	2d	7	1.25mi
1022 10th Ave SE Puyallup, WA	2.0	1.5	1100	$1,950	$1.77	44d	1	1.34mi
305 13th St SW Unit D Puyallup, WA	2.0	1.5	880	$1,820	$2.07	44d	1	1.37mi
1112 9th St SE Puyallup, WA	2.0	1.0	870	$1,720	$1.98	2d	5	1.38mi
1503 18th St NW Puyallup, WA	1.0–2.0	1.0	840	$1,730	$2.06	10d	4	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $84,500 Active 20 DOM
2. 2026-06-17
   days on market $84,500 Active 19 DOM
3. 2026-06-16
   days on market $84,500 Active 18 DOM
4. 2026-06-15
   days on market $84,500 Active 17 DOM
5. 2026-06-13
   days on market $84,500 Active 15 DOM
6. 2026-06-13
   days on market $84,500 Active 14 DOM
7. 2026-06-09
   days on market $84,500 Active 11 DOM
8. 2026-06-08
   days on market $84,500 Active 10 DOM
9. 2026-06-07
   days on market $84,500 Active 9 DOM
10. 2026-06-04
    days on market $84,500 Active 6 DOM
11. 2026-06-03
    days on market $84,500 Active 5 DOM
12. 2026-06-02
    days on market $84,500 Active 4 DOM
13. 2026-06-01
    days on market $84,500 Active 3 DOM
14. 2026-05-31
    days on market $84,500 Active 2 DOM
15. 2026-04-12
    price $79,500
16. 2026-04-01
    price $94,000
17. 2026-03-12
    status Active
18. 2026-03-03
    status Pending
19. 2026-02-01
    price $99,000
20. 2026-01-01
    price $107,500
21. 2025-11-14
    listed $115,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,287
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$2,458
• Taxable income: $11,562
• Est. tax owed @ 24.0%: −$2,775
• After-tax cash flow: $9,397/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

-30.9% since first listed

7 events — show timeline

• 2026-04-12 Price Changed $79,500 NWMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $94,000 NWMLS as Distributed by MLS Grid
• 2026-03-12 Relisted — NWMLS as Distributed by MLS Grid
• 2026-03-03 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-01 Price Changed $99,000 NWMLS as Distributed by MLS Grid
• 2026-01-01 Price Changed $107,500 NWMLS as Distributed by MLS Grid
• 2025-11-14 Listed $115,000 NWMLS as Distributed by MLS Grid

Property tax history

-10.8%/yr

Latest (2026): $63 · +22.5% YoY. Source: county tax records.