10711 60th Street Ct #150 · North Puyallup, WA 98372

$75,000

2 bd · 1.0 ba · 936 sqft · Manufactured public records · 181 Days on market

Built 1972 $80/sqft · 12% below area Est $85k · 12% under ↓ 6% since listing

---

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 +12.8/15.0
• 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

NEW PRICE- Motivated Seller!!! Welcome to this move-in-ready 2-bed, 1-bath home in the peaceful 55+ community of Golden Rose. This warm and inviting home blends comfort with easy living. Updated kitchen with ample storage space- all kitchen appliances stay. Great garden space in backyard! Attached carport with storage. The patio off the carport has a nice sitting area. Beat the summer heat with the heat pump! Golden Rose offers a community park overlooking the river, a community center & fitness center. Close to freeway, shopping, downtown Sumner & Puyallup. Don’t miss your chance to make this home your own in one of the area’s most desirable communities!

Key facts

• Ample storage space
• Attached carport
• Community park

Tags

• MOVE IN READY
• UPDATED KITCHEN
• AMPLE STORAGE SPACE
• GREAT GARDEN SPACE
• ATTACHED CARPORT
• COMMUNITY PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $519 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

• It's been on market 181 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $4k (6%) 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.47% ✓
• Cap rate: 21.37%
• Cash-on-cash: 53.84%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

• ARV (median comp): $84,950
• List price: $75,000
• Delta: -11.71%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10713 61st St E Unit 108A	0.04mi	2/1.0	920 (-2%)	12mo	$95,000	$103	85
10601 61st St E #117	0.08mi	3/2.0 (+1)	924 (-1%)	12mo	$60,000	$65	76
5718 112th Avenue Ct E #37	0.32mi	2/2.0	900 (-4%)	4mo	$125,000	$139	71
5620 112th Avenue Ct E #23	0.35mi	3/1.0 (+1)	924 (-1%)	9mo	$18,500	$20	69
10522 60th Street Ct E	0.10mi	2/2.0	1,056 (+13%)	3mo	$84,950	$80	68
5606 112th Avenue Ct E #15	0.37mi	2/2.0	924 (-1%)	12mo	$85,000	$92	66
10805 62nd Street Ct E #3	0.10mi	2/2.0	1,060 (+13%)	8mo	$94,000	$89	63
5711 112th Avenue Ct E #30	0.34mi	2/2.0	840 (-10%)	2mo	$125,000	$149	62
10515 60th Street Ct E #165	0.11mi	2/2.0	1,052 (+12%)	11mo	$30,000	$29	61
5514 112th Avenue Ct E #3	0.40mi	2/2.0	840 (-10%)	3mo	$134,900	$161	57
5520 112th Avenue Ct E #7	0.40mi	2/1.0	840 (-10%)	14mo	$35,000	$42	53
5705 113th Ave E #68	0.45mi	3/2.0 (+1)	1,008 (+8%)	10mo	$62,000	$62	49

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: 49.5%
• Equity multiple: 3.21×
• Total profit: $46,448
• Equity at exit: $11,183

10-year hold

• IRR: 55.7%
• Equity multiple: 6.91×
• Total profit: $124,195
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $876

Break-even live

Break-even rent $740

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $928	-5% $902	+0% $876	+5% $850	+10% $824
Rent	-10% $730	-5% $803	+0% $876	+5% $949	+10% $1,022
Rate	-1.0pp $914	-0.5pp $895	base $876	+0.5pp $856	+1.0pp $837

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: $18,750
• Closing costs: $2,250
• 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	5d	6	0.27mi
5517 108th Avenue Ct E Unit 5517 Puyallup, WA	2.0	1.0	864	$1,725	$2.00	44d	1	0.34mi
407 Valley Ave NE Puyallup, WA	1.0–3.0	1.0–2.0	923	$2,062	$2.23	44d	1	0.49mi
735 2nd St NW Unit 1 Puyallup, WA	2.0	1.0	837	$1,695	$2.03	22d	1	0.50mi
501 2nd Ave NE Puyallup, WA	1.0–2.0	1.0–2.0	1506	$2,299	$1.53	44d	17	0.51mi
501 2nd St NE Puyallup, WA	1.0–2.0	1.0–2.0	850	$2,299	$2.70	5d	11	0.51mi
721 2nd Ave NE Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	25d	1	0.61mi
719 2nd Ave NE Apt 2 Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	5d	1	0.61mi
129 5th Ave NW Puyallup, WA	1.0	1.0	650	$1,949	$3.00	5d	1	0.62mi
311 2nd St NE Unit 03 Puyallup, WA	1.0	1.0	620	$1,145	$1.85	24d	1	0.65mi
120 5th St NE Unit 1 Puyallup, WA	1.0	1.0	726	$1,595	$2.20	44d	1	0.66mi
4908 110th Ave Ct E Edgewood, WA	3.0	2.0	1100	$2,395	$2.18	18d	1	0.74mi
4824 110th Avenue Ct E Edgewood, WA	1.0–2.0	1.0	775	$2,050	$2.65	5d	3	0.82mi
10710 48th St E Unit A Edgewood, WA	2.0	1.0	898	$2,295	$2.56	44d	1	0.83mi
602 5th Ave NW Unit A Puyallup, WA	1.0	1.0	650	$1,495	$2.30	0d	1	0.85mi
4729 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	20d	1	0.87mi
4727 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	20d	1	0.88mi
1617 E Main Puyallup, WA	1.0–2.0	1.0–2.0	930	$2,151	$2.31	0d	29	0.89mi
344 7th St SE Unit 20 Puyallup, WA	2.0	1.0	800	$1,650	$2.06	25d	1	0.90mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,622	$2.03	4d	2	0.90mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,650	$2.06	44d	2	0.90mi
344 7th St SE Unit 8 Puyallup, WA	2.0	1.0	800	$1,595	$1.99	25d	1	0.90mi
336 3rd St SE Puyallup, WA	2.0	1.0	630	$1,700	$2.70	25d	1	0.92mi
403 W Meeker Puyallup, WA	1.0	1.0	465	$1,355	$2.91	0d	3	0.94mi
803 9th St NW Unit 803 Puyallup, WA	2.0	1.0	800	$1,775	$2.22	20d	1	0.95mi
112 5th St SW Puyallup, WA	2.0	1.0	585	$1,400	$2.39	25d	1	0.97mi
813 W Main Puyallup, WA	1.0	1.0	700	$1,600	$2.29	44d	1	1.12mi
508 11th St NW Unit H Puyallup, WA	2.0	1.0	1037	$1,800	$1.74	17d	1	1.16mi
508 11th St NW Puyallup, WA	2.0	1.0	1037	$2,000	$1.93	44d	1	1.16mi
516 16th St SE Puyallup, WA	2.0	1.0	950	$1,895	$1.99	25d	1	1.16mi
1218 7th Ave SE Unit 1208 Puyallup, WA	2.0	1.0	885	$2,145	$2.42	25d	1	1.20mi
805 3rd St SW Puyallup, WA	2.0	1.0	957	$1,850	$1.93	44d	1	1.25mi
322 9th Ave SE Unit 08 Puyallup, WA	2.0	1.0	975	$1,595	$1.64	5d	1	1.28mi
322 9th Ave SE Unit 05 Puyallup, WA	1.0	1.0	600	$1,395	$2.33	25d	1	1.28mi
322 9th Ave SE Puyallup, WA	2.0	1.0	975	$1,610	$1.65	13d	3	1.28mi
322 9th Ave SE Apt 9 Puyallup, WA	2.0	1.0	975	$1,550	$1.59	5d	1	1.29mi
931 9th St SE Puyallup, WA	1.0–2.0	1.0	784	$1,845	$2.35	3d	7	1.31mi
922 5th Ave SW Unit C Puyallup, WA	2.0	1.0	600	$1,795	$2.99	22d	1	1.38mi
1022 10th Ave SE Puyallup, WA	2.0	1.5	1100	$1,950	$1.77	44d	1	1.40mi
1112 9th St SE Puyallup, WA	2.0	1.0	842	$1,715	$2.04	0d	4	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $75,000 Active 181 DOM
2. 2026-06-17
   days on market $75,000 Active 180 DOM
3. 2026-06-16
   days on market $75,000 Active 179 DOM
4. 2026-06-15
   days on market $75,000 Active 178 DOM
5. 2026-06-13
   days on market $75,000 Active 176 DOM
6. 2026-06-13
   remarks 669-char remark
7. 2026-06-13
   days on market $75,000 Active 175 DOM
8. 2026-06-09
   days on market $75,000 Active 172 DOM
9. 2026-06-08
   days on market $75,000 Active 171 DOM
10. 2026-06-07
    days on market $75,000 Active 170 DOM
11. 2026-06-04
    days on market $75,000 Active 167 DOM
12. 2026-06-03
    days on market $75,000 Active 166 DOM
13. 2026-06-02
    days on market $75,000 Active 165 DOM
14. 2026-06-01
    days on market $75,000 Active 164 DOM
15. 2026-05-31
    days on market $75,000 Active 163 DOM
16. 2026-03-25
    price $75,000
17. 2025-12-19
    listed $79,500 Active
18. 2020-12-07
    soldstatus $70,000 Sold
19. 2020-11-17
    status Pending
20. 2020-10-10
    price $70,000
21. 2020-08-06
    price $75,000
22. 2020-07-30
    listed $80,000 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 8/10 Severe 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: $22,185
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$2,182
• Taxable income: $9,955
• Est. tax owed @ 24.0%: −$2,389
• After-tax cash flow: $8,120/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

-6.2% since first listed

7 events — show timeline

• 2026-03-25 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2025-12-19 Listed $79,500 NWMLS as Distributed by MLS Grid
• 2020-12-07 Sold (MLS) $70,000 NWMLS as Distributed by MLS Grid
• 2020-11-17 Pending — NWMLS as Distributed by MLS Grid
• 2020-10-10 Price Changed $70,000 NWMLS as Distributed by MLS Grid
• 2020-08-06 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2020-07-30 Listed $80,000 NWMLS as Distributed by MLS Grid

Property tax history

-2.3%/yr

Latest (2026): $56 · +22.5% YoY. Source: county tax records.