10702 63rd St E Unit 36B · North Puyallup, WA
Flood risk 7/10 · Major
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.78%
- 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 89°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 11 days/yr
- Unhealthy air days in 30 yrs
- 12 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 +22.5/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- Schools +5.4/10.0
- Livability +4.2/5.0
- Condition / age +3.8/5.0
- Rent growth +3.6/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -5.8
$74,500
10702 63rd St E Unit 36B · North Puyallup, WA 98372
3 bd · 2.0 ba · 1,188 sqft · Manufactured
public records
Manufactured home
55+ age-restricted
Built 1996
$63/sqft
· 37% below area
Est $117k · 37% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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.
Key facts
- Cozy pellet stove
- Landscaped yard
- Vaulted ceilings
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 $74k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $752 ($9k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $74k).
- Cap rate 19.5% vs local median 3.8% in North Puyallup — 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 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); 275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $515 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
Negotiation context
- Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
Risks & watch-outs
- Watch-outs: flood insurance adds $66/mo.
- Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$74,500
Questions for the listing agent
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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
- 2.26% ✓
- Cap rate
- 19.47%
- Cash-on-cash
- 47.05%
- DSCR
- 3.09
- GRM
- 3.7
CMA / ARV
- ARV (median comp)
- $117,361
- List price
- $74,500
- Delta
- -36.52%
- Verdict
- UNDERPRICED
- Comps
- 11 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%) | 7mo | $122,000 | $106 | 80 |
| 10715 63rd Street Ct E #38 | 0.03mi | 3/2.0 | 1,252 (+5%) | 14mo | $118,000 | $94 | 78 |
| 6312 107th Ave E #56 | 0.02mi | 2/2.0 (-1) | 1,152 (-3%) | 13mo | $72,500 | $63 | 78 |
| 10701 63rd St E | 0.03mi | 2/2.0 (-1) | 1,140 (-4%) | 15mo | $60,000 | $53 | 74 |
| 10703 62nd St E #82 | 0.07mi | 3/2.0 | 1,296 (+9%) | 9mo | $120,000 | $93 | 74 |
| 10526 60th Street Ct E #133 | 0.15mi | 2/2.0 (-1) | 1,296 (+9%) | 0mo | $71,750 | $55 | 72 |
| 10518 60th Street Ct E | 0.16mi | 2/2.0 (-1) | 1,248 (+5%) | 14mo | $45,000 | $36 | 68 |
| 10516 63rd Street Ct E #53 | 0.08mi | 2/2.0 (-1) | 1,109 (-7%) | 18mo | $80,000 | $72 | 65 |
| 10522 60th Street Ct E | 0.15mi | 2/2.0 (-1) | 1,056 (-11%) | 6mo | $84,950 | $80 | 65 |
| 10805 62nd Street Ct E #3 | 0.08mi | 2/2.0 (-1) | 1,060 (-11%) | 11mo | $94,000 | $89 | 64 |
| 10517 60th Street Ct E #164 | 0.18mi | 2/2.0 (-1) | 1,119 (-6%) | 16mo | $59,000 | $53 | 64 |
| 10515 60th Street Ct E #165 | 0.17mi | 2/2.0 (-1) | 1,052 (-11%) | 14mo | $30,000 | $29 | 56 |
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
- 41.8%
- Equity multiple
- 2.84×
- Total profit
- $38,373
- Equity at exit
- $11,108
10-year hold
- IRR
- 48.7%
- Equity multiple
- 6.08×
- Total profit
- $105,946
- Equity at exit
- $6,441
Cash invested: $20,860 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 16 active · 5 under contract
- Months of supply
- 19.2 mo (5%/mo absorbed)
- Median asking
- $83,955 ($72/sqft)
- Median days on market
- 301 d
- This list price
- 38% of active listings are priced below it
- ARV vs active asking
- +36.3% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98372
- Rents YoY
- 4.5%
- Active inventory
- 275
- Price-to-rent
- 3.7×
Monthly cashflow live
↻
- Estimated rent
- $1,687 high interval (Pro) →
- Mortgage (P&I)
- −$391
- Tax est. 1.5%
- −$93 /mo · $1,118/yr
- Insurance
- −$31
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$354
- Net cashflow
- $752
Break-even live
Break-even rent
$736
Max offer price
$74,500
Occupancy floor
50%
Sensitivity live
| Price | -10% $803 | -5% $777 | +0% $752 | +5% $726 | +10% $700 |
|---|---|---|---|---|---|
| Rent | -10% $618 | -5% $685 | +0% $752 | +5% $818 | +10% $885 |
| Rate | -1.0pp $789 | -0.5pp $770 | base $752 | +0.5pp $732 | +1.0pp $713 |
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
- $18,625
- Closing costs
- $2,235
- 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 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1027 N Meridian Puyallup, WA | 2.0 | 1.0 | 865 | $1,750 | $2.02 | 2d | 3 | 0.20mi |
| 513 5th St NE Puyallup, WA | 3.0 | 1.0 | 1140 | $2,575 | $2.26 | 139d | 1 | 0.33mi |
| 5517 108th Avenue Ct E Unit 5517 Puyallup, WA | 2.0 | 1.0 | 864 | $1,725 | $2.00 | 139d | 1 | 0.42mi |
| 735 2nd St NW Unit 1 Puyallup, WA | 2.0 | 1.0 | 837 | $1,650 | $1.97 | 10d | 1 | 0.42mi |
| 425 4th St NE Apt A6 Puyallup, WA | 2.0 | 1.5 | 940 | $1,895 | $2.02 | 18d | 1 | 0.42mi |
| 501 2nd Ave NE Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 1506 | $2,299 | $1.53 | 139d | 17 | 0.43mi |
| 425 4th St NE Unit B2 Puyallup, WA | 2.0 | 1.5 | 940 | $2,095 | $2.23 | 46d | 1 | 0.44mi |
| 425 4th St NE Apt B1 Puyallup, WA | 2.0 | 1.5 | 940 | $2,095 | $2.23 | 89d | 1 | 0.44mi |
| 501 2nd St NE Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 783 | $2,245 | $2.87 | 3d | 5 | 0.44mi |
| 6808 112th Ave E Unit B Puyallup, WA | 3.0 | 1.5 | 1400 | $2,300 | $1.64 | 139d | 1 | 0.52mi |
| 407 Valley Ave NE Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 923 | $2,670 | $2.89 | 46d | 1 | 0.54mi |
| 721 2nd Ave NE Puyallup, WA | 2.0 | 1.5 | 1000 | $1,895 | $1.90 | 120d | 1 | 0.55mi |
| 719 2nd Ave NE Apt 2 Puyallup, WA | 2.0 | 1.5 | 1000 | $1,895 | $1.90 | 100d | 1 | 0.55mi |
| 509 Valley Ave NE Puyallup, WA | 2.0–3.0 | 2.5 | 1471 | $3,279 | $2.23 | 0d | 11 | 0.56mi |
| 5309 107th Avenue Ct E Puyallup, WA | 3.0 | 2.0 | 1289 | $1,700 | $1.32 | 7d | 1 | 0.59mi |
| 312 5th Ave NW Apt 5 Puyallup, WA | 3.0 | 1.0 | 1000 | $2,200 | $2.20 | 18d | 1 | 0.65mi |
| 609 5th Ave NW Puyallup, WA | 3.0 | 1.0 | 1300 | $2,500 | $1.92 | 37d | 1 | 0.77mi |
| 123 12th St SE Puyallup, WA | 3.0 | 1.0 | 1288 | $2,700 | $2.10 | 18d | 1 | 0.81mi |
| 4908 110th Avenue Ct E #3 Edgewood, WA | 3.0 | 2.0 | 1100 | $2,395 | $2.18 | 84d | 1 | 0.82mi |
| 4908 110th Ave Ct E Edgewood, WA | 3.0 | 2.0 | 1100 | $2,395 | $2.18 | 113d | 1 | 0.82mi |
| 344 7th St SE Unit 20 Puyallup, WA | 2.0 | 1.0 | 800 | $1,650 | $2.06 | 120d | 1 | 0.83mi |
| 344 7th St SE Puyallup, WA | 2.0 | 1.0 | 800 | $1,650 | $2.06 | 139d | 2 | 0.83mi |
| 344 7th St SE Unit 8 Puyallup, WA | 2.0 | 1.0 | 800 | $1,595 | $1.99 | 120d | 1 | 0.83mi |
| 335 3 St SE Apt 1 Puyallup, WA | 2.0 | 1.0 | 1158 | $1,900 | $1.64 | 29d | 1 | 0.84mi |
| 403 4th Ave SE Puyallup, WA | 3.0 | 2.5 | 1184 | $2,840 | $2.40 | 94d | 1 | 0.87mi |
| 1617 E Main Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 930 | $2,065 | $2.22 | 0d | 36 | 0.88mi |
| 803 9th St NW Unit 803 Puyallup, WA | 2.0 | 1.0 | 800 | $1,775 | $2.22 | 115d | 1 | 0.89mi |
| 10710 48th St E Unit A Edgewood, WA | 2.0 | 1.0 | 898 | $2,295 | $2.56 | 139d | 1 | 0.91mi |
| 507 10th St SE Puyallup, WA | 2.0 | 1.0 | 795 | $2,695 | $3.39 | 18d | 1 | 0.94mi |
| 4729 114th Ave E Edgewood, WA | 2.0 | 1.0 | 800 | $1,995 | $2.49 | 115d | 1 | 0.96mi |
| 4727 114th Ave E Edgewood, WA | 2.0 | 1.0 | 800 | $1,995 | $2.49 | 115d | 1 | 0.96mi |
| 5406 122nd Ave E Unit B Edgewood, WA | 2.0 | 1.0 | 1400 | $1,775 | $1.27 | 44d | 1 | 1.06mi |
| 1017 13th Street Ct NW Puyallup, WA | 3.0 | 2.0 | 1250 | $2,200 | $1.76 | 139d | 1 | 1.09mi |
| 508 11th St NW Apt G Puyallup, WA | 2.0 | 1.0 | 1037 | $2,100 | $2.03 | 4d | 1 | 1.09mi |
| 508 11th St NW Unit H Puyallup, WA | 2.0 | 1.0 | 1037 | $1,800 | $1.74 | 112d | 1 | 1.09mi |
| 508 11th St NW Apt F Puyallup, WA | 2.0 | 1.0 | 1037 | $1,800 | $1.74 | 33d | 1 | 1.09mi |
| 508 11th St NW Puyallup, WA | 2.0 | 1.0 | 1037 | $2,000 | $1.93 | 139d | 1 | 1.09mi |
| 601 5th St SW Unit C Puyallup, WA | 2.0 | 2.5 | 1450 | $2,450 | $1.69 | 100d | 1 | 1.11mi |
| 816 W Pioneer Puyallup, WA | 2.0 | 2.0 | 1434 | $2,700 | $1.88 | 84d | 1 | 1.12mi |
| 516 16th St SE Puyallup, WA | 2.0 | 1.0 | 950 | $1,895 | $1.99 | 120d | 1 | 1.13mi |
Property features AI
Finance
- Financial info
- Land lease: $1,520Listing terms: Cash or Conventional
- HOA & community
- Located in a senior community (Golden Rose)Park amenities: Clubhouse, common area, exercise room, RV parkingPark approved for sale
Exterior
- Parking
- CarportRV parking available in park
- Utilities
- Electric energy sourceCommunity water (Golden Rose)Community septicPower: PSEInternet: Comcast/XfinityElectric water heater
- Home design
- Manufactured double-wide homeOne levelEntryBath off primaryCeiling fan(s)
- Construction
- Wood constructionComposition roofPillar/post/pier foundationManufactured after 6/15/1976Make: GOLDW, Model: NW LTD
- Exterior features
- Wood products exteriorPatio/porch/deckCorner lotView
Interior
- Kitchen
- DishwasherRefrigeratorStove/RangeKitchen with eating spaceDining room
- Bedrooms
- 3 bedrooms
- Flooring
- VinylCarpet
- Bathrooms
- 1 full bath1 three-quarter bathIncludes 1 bathtub and 1 shower
- Heating & cooling
- Forced air heatingNo central cooling
- Interior features
- Water heaterPellet stoveVaulted ceilingsDrapesDouble pane windowsWalk-in closetLandscaped
- Laundry & utility
- Utility roomWater heater located in primary closet
Listing history 50 events
-
2026-09-21days on market $74,500 Active
-
2026-09-20days on market $74,500 Active 106 DOM
-
2026-09-19days on market $74,500 Active 105 DOM
-
2026-09-18days on market $74,500 Active 104 DOM
-
2026-09-17days on market $74,500 Active 103 DOM
-
2026-09-16days on market $74,500 Active 102 DOM
-
2026-09-15days on market $74,500 Active 101 DOM
-
2026-09-14days on market $74,500 Active 100 DOM
-
2026-09-14status $74,500 Active 99 DOM
-
2026-09-06status $74,500 Pending 99 DOM
-
2026-09-05days on market $74,500 Active 99 DOM
-
2026-09-04days on market $74,500 Active 98 DOM
-
2026-09-03days on market $74,500 Active 97 DOM
-
2026-08-31days on market $74,500 Active 94 DOM
-
2026-08-30days on market $74,500 Active 93 DOM
-
2026-08-29days on market $74,500 Active 92 DOM
-
2026-08-28days on market $74,500 Active 91 DOM
-
2026-08-27days on market $74,500 Active 90 DOM
-
2026-08-25days on market $74,500 Active 88 DOM
-
2026-08-24days on market $74,500 Active 87 DOM
-
2026-08-23days on market $74,500 Active 86 DOM
-
2026-08-22days on market $74,500 Active 85 DOM
-
2026-08-21days on market $74,500 Active 84 DOM
-
2026-08-20days on market $74,500 Active 83 DOM
-
2026-08-19days on market $74,500 Active 82 DOM
-
2026-08-18price $74,500 Active 81 DOM
-
2026-08-18days on market $82,000 Active 81 DOM
-
2026-08-17days on market $82,000 Active 80 DOM
-
2026-08-16days on market $82,000 Active 79 DOM
-
2026-08-15days on market $82,000 Active 78 DOM
-
2026-08-14days on market $82,000 Active 77 DOM
-
2026-08-13days on market $82,000 Active 76 DOM
-
2026-08-12days on market $82,000 Active 75 DOM
-
2026-08-11days on market $82,000 Active 74 DOM
-
2026-08-10days on market $82,000 Active 73 DOM
-
2026-08-09days on market $82,000 Active 72 DOM
-
2026-08-08days on market $82,000 Active 71 DOM
-
2026-08-06days on market $82,000 Active 69 DOM
-
2026-08-05days on market $82,000 Active 68 DOM
-
2026-08-04days on market $82,000 Active 67 DOM
-
2026-08-03days on market $82,000 Active 66 DOM
-
2026-07-31days on market $82,000 Active 63 DOM
-
2026-07-30pricedays on market $82,000 Active 62 DOM
-
2026-07-30days on market $84,500 Active 61 DOM
-
2026-07-28days on market $84,500 Active 60 DOM
-
2026-07-26days on market $84,500 Active 58 DOM
-
2026-07-24days on market $84,500 Active 56 DOM
-
2026-07-23days on market $84,500 Active 55 DOM
-
2026-07-22days on market $84,500 Active 54 DOM
-
2026-07-21days on market $84,500 Active 53 DOM
ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,245
- − Mortgage interest
- −$4,173
- − Property taxes
- −$1,118
- − Insurance
- −$1,170
- − Repairs & maintenance
- −$1,620
- − Management
- −$1,620
- − Depreciation
- −$2,167
- Taxable income
- $8,378
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,011
- After-tax cash flow
- $7,007/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 · 10 photos
75/100
Cosmetic rehab
Est. rehab $5,940–$17,820 screening
This home is in good condition with minor repairs needed. Painting and landscaping will significantly enhance its curb appeal and value.
Components & finishes AI
Roof asphalt shingle · good
Flooring tile
Counters laminate
Appliances white
HVAC central · new lt5
Repairs flagged
- Minor Kitchen cabinets — Worn edges and slight discoloration on some cabinets.
- Minor Bathroom fixtures — Slight discoloration and wear on some fixtures.
Value-add opportunities
- Both Painting — Painting the exterior and interior will enhance the home's curb appeal and value. ↑
- Both Landscaping — Well-maintained landscaping can significantly increase the home's appeal and value. ↑
ⓘ 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
Stewart Elementary
Middle
Kalles Junior High
High
Puyallup 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 85/100
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 · 956,648 people
- Metro
- Seattle-Tacoma-Bellevue, WA
- Population (ZIP)
- 26,012
- Household income
- $98,152
- Rent vs Own
- Severe rent burden
- 8% 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
- 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 |
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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
1 event — show timeline
- 2026-05-29 Listed $84,500 NWMLS as Distributed by MLS Grid
Property tax history
-10.8%/yrLatest (2026): $63 · +22.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…