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

$69,000

2 bd · 1.0 ba · 936 sqft · Manufactured public records · 232 Days on market

Manufactured home 55+ age-restricted Built 1972 Good condition $74/sqft · 22% below area Est $89k · 22% under ↓ 6% since listing

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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 +4.0/5.0
• Rent growth +3.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.8

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 $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 5.5% 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); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• This rent is only 18% of the median local income ($98k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (13%) 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 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: 2.08% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.95%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $88,839
• List price: $69,000
• Delta: -22.33%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10720 60th Street Ct E #145	0.02mi	2/2.0	966 (+3%)	1mo	$35,000	$36	89
10713 61st St E Unit 108A	0.04mi	2/1.0	920 (-2%)	14mo	$95,000	$103	84
10601 61st St E #117	0.08mi	3/2.0 (+1)	924 (-1%)	13mo	$60,000	$65	74
5718 112th Avenue Ct E #37	0.32mi	2/2.0	900 (-4%)	6mo	$125,000	$139	70
5620 112th Avenue Ct E #23	0.35mi	3/1.0 (+1)	924 (-1%)	10mo	$18,500	$20	68
10522 60th Street Ct E	0.10mi	2/2.0	1,056 (+13%)	4mo	$84,950	$80	66
5606 112th Avenue Ct E #15	0.37mi	2/2.0	924 (-1%)	14mo	$85,000	$92	65
10805 62nd Street Ct E #3	0.10mi	2/2.0	1,060 (+13%)	10mo	$94,000	$89	61
5711 112th Avenue Ct E #30	0.34mi	2/2.0	840 (-10%)	3mo	$125,000	$149	60
10515 60th Street Ct E #165	0.11mi	2/2.0	1,052 (+12%)	13mo	$30,000	$29	60
5514 112th Avenue Ct E #3	0.40mi	2/2.0	840 (-10%)	5mo	$134,900	$161	56
5705 113th Ave E #68	0.45mi	3/2.0 (+1)	1,008 (+8%)	12mo	$62,000	$62	47

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: 34.5%
• Equity multiple: 2.49×
• Total profit: $28,779
• Equity at exit: $10,288

10-year hold

• IRR: 42.1%
• Equity multiple: 5.30×
• Total profit: $82,990
• Equity at exit: $5,966

Cash invested: $19,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 2 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $90,000 ($98/sqft)
• Median days on market: 95 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98372

• Rents YoY: 4.5%
• Active inventory: 222
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $593

Break-even live

Break-even rent $688

Max offer price $69,000

Occupancy floor 54%

Sensitivity live

Price	-10% $640	-5% $617	+0% $593	+5% $569	+10% $545
Rent	-10% $479	-5% $536	+0% $593	+5% $650	+10% $706
Rate	-1.0pp $628	-0.5pp $610	base $593	+0.5pp $575	+1.0pp $557

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: $17,250
• Closing costs: $2,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 N Meridian Puyallup, WA	2.0	1.0	865	$1,795	$2.08	26d	3	0.27mi
5517 108th Avenue Ct E Unit 5517 Puyallup, WA	2.0	1.0	864	$1,725	$2.00	93d	1	0.34mi
407 Valley Ave NE Puyallup, WA	1.0–3.0	1.0–2.0	923	$2,062	$2.23	93d	1	0.49mi
735 2nd St NW Unit 1 Puyallup, WA	2.0	1.0	837	$1,695	$2.03	71d	1	0.50mi
501 2nd Ave NE Puyallup, WA	1.0–2.0	1.0–2.0	1506	$2,299	$1.53	93d	17	0.51mi
425 4th St NE Apt B1 Puyallup, WA	2.0	1.5	940	$2,095	$2.23	43d	1	0.52mi
501 2nd St NE Puyallup, WA	1.0–2.0	1.0–2.0	850	$2,245	$2.64	17d	8	0.52mi
721 2nd Ave NE Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	73d	1	0.61mi
719 2nd Ave NE Apt 2 Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	54d	1	0.61mi
129 5th Ave NW Puyallup, WA	1.0	1.0	650	$1,949	$3.00	54d	1	0.62mi
311 2nd St NE Unit 03 Puyallup, WA	1.0	1.0	620	$1,145	$1.85	73d	1	0.65mi
120 5th St NE Unit 1 Puyallup, WA	1.0	1.0	726	$1,595	$2.20	93d	1	0.66mi
4908 110th Avenue Ct E #3 Edgewood, WA	3.0	2.0	1100	$2,395	$2.18	38d	1	0.74mi
4908 110th Ave Ct E Edgewood, WA	3.0	2.0	1100	$2,395	$2.18	67d	1	0.74mi
4824 110th Avenue Ct E Edgewood, WA	1.0–2.0	1.0	775	$2,050	$2.65	9d	2	0.82mi
10710 48th St E Unit A Edgewood, WA	2.0	1.0	898	$2,295	$2.56	93d	1	0.83mi
602 5th Ave NW Unit A Puyallup, WA	1.0	1.0	650	$1,495	$2.30	48d	1	0.85mi
4729 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	69d	1	0.87mi
4727 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	69d	1	0.88mi
1617 E Main Puyallup, WA	1.0–2.0	1.0–2.0	930	$2,210	$2.38	9d	27	0.89mi
344 7th St SE Unit 20 Puyallup, WA	2.0	1.0	800	$1,650	$2.06	73d	1	0.90mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,625	$2.03	15d	1	0.90mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,650	$2.06	93d	2	0.90mi
344 7th St SE Unit 8 Puyallup, WA	2.0	1.0	800	$1,595	$1.99	73d	1	0.90mi
336 3rd St SE Puyallup, WA	2.0	1.0	630	$1,700	$2.70	73d	1	0.92mi
803 9th St NW Unit 803 Puyallup, WA	2.0	1.0	800	$1,775	$2.22	69d	1	0.95mi
112 5th St SW Puyallup, WA	2.0	1.0	585	$1,400	$2.39	73d	1	0.97mi
813 W Main Puyallup, WA	1.0	1.0	700	$1,600	$2.29	93d	1	1.12mi
737 7th St SE Puyallup, WA	1.0	1.0	750	$1,649	$2.20	7d	1	1.12mi
508 11th St NW Puyallup, WA	2.0	1.0	1037	$2,000	$1.93	93d	1	1.16mi
508 11th St NW Unit H Puyallup, WA	2.0	1.0	1037	$1,800	$1.74	66d	1	1.16mi
516 16th St SE Puyallup, WA	2.0	1.0	950	$1,895	$1.99	73d	1	1.16mi
1218 7th Ave SE Unit 1208 Puyallup, WA	2.0	1.0	885	$2,145	$2.42	73d	1	1.20mi
805 3rd St SW Puyallup, WA	2.0	1.0	957	$1,850	$1.93	93d	1	1.25mi
322 9th Ave SE Unit 08 Puyallup, WA	2.0	1.0	975	$1,595	$1.64	54d	1	1.28mi
322 9th Ave SE Unit 05 Puyallup, WA	1.0	1.0	600	$1,395	$2.33	73d	1	1.28mi
322 9th Ave SE Unit 02 Puyallup, WA	2.0	1.0	975	$1,625	$1.67	16d	1	1.28mi
322 9th Ave SE Puyallup, WA	2.0	1.0	975	$1,625	$1.67	34d	1	1.28mi
322 9th Ave SE Apt 9 Puyallup, WA	2.0	1.0	975	$1,550	$1.59	54d	1	1.29mi
931 9th St SE Puyallup, WA	2.0	1.0	912	$1,845	$2.02	7d	3	1.31mi

Listing history 50 events

1. 2026-08-08
   days on market $69,000 Active 232 DOM
2. 2026-08-06
   days on market $69,000 Active 230 DOM
3. 2026-08-05
   days on market $69,000 Active 229 DOM
4. 2026-08-04
   days on market $69,000 Active 228 DOM
5. 2026-08-03
   days on market $69,000 Active 227 DOM
6. 2026-07-31
   days on market $69,000 Active 224 DOM
7. 2026-07-30
   days on market $69,000 Active 223 DOM
8. 2026-07-30
   days on market $69,000 Active 222 DOM
9. 2026-07-28
   pricedays on market $69,000 Active 221 DOM
10. 2026-07-26
    days on market $75,000 Active 219 DOM
11. 2026-07-24
    days on market $75,000 Active 217 DOM
12. 2026-07-23
    days on market $75,000 Active 216 DOM
13. 2026-07-22
    days on market $75,000 Active 215 DOM
14. 2026-07-21
    days on market $75,000 Active 214 DOM
15. 2026-07-20
    days on market $75,000 Active 213 DOM
16. 2026-07-18
    days on market $75,000 Active 211 DOM
17. 2026-07-18
    days on market $75,000 Active 210 DOM
18. 2026-07-16
    days on market $75,000 Active 209 DOM
19. 2026-07-15
    days on market $75,000 Active 208 DOM
20. 2026-07-14
    days on market $75,000 Active 207 DOM
21. 2026-07-13
    days on market $75,000 Active 206 DOM
22. 2026-07-13
    days on market $75,000 Active 205 DOM
23. 2026-07-11
    days on market $75,000 Active 204 DOM
24. 2026-07-10
    days on market $75,000 Active 203 DOM
25. 2026-07-09
    days on market $75,000 Active 202 DOM
26. 2026-07-07
    days on market $75,000 Active 200 DOM
27. 2026-07-06
    days on market $75,000 Active 199 DOM
28. 2026-07-06
    days on market $75,000 Active 198 DOM
29. 2026-07-05
    days on market $75,000 Active 197 DOM
30. 2026-07-03
    days on market $75,000 Active 196 DOM
31. 2026-07-02
    days on market $75,000 Active 195 DOM
32. 2026-07-01
    days on market $75,000 Active 194 DOM
33. 2026-06-30
    days on market $75,000 Active 193 DOM
34. 2026-06-29
    days on market $75,000 Active 192 DOM
35. 2026-06-28
    days on market $75,000 Active 191 DOM
36. 2026-06-27
    days on market $75,000 Active 190 DOM
37. 2026-06-26
    days on market $75,000 Active 189 DOM
38. 2026-06-24
    days on market $75,000 Active 187 DOM
39. 2026-06-22
    days on market $75,000 Active 185 DOM
40. 2026-06-21
    days on market $75,000 Active 184 DOM
41. 2026-06-18
    days on market $75,000 Active 181 DOM
42. 2026-06-17
    days on market $75,000 Active 180 DOM
43. 2026-06-16
    days on market $75,000 Active 179 DOM
44. 2026-06-15
    days on market $75,000 Active 178 DOM
45. 2026-06-13
    days on market $75,000 Active 176 DOM
46. 2026-06-13
    remarks 669-char remark
47. 2026-06-13
    days on market $75,000 Active 175 DOM
48. 2026-06-09
    days on market $75,000 Active 172 DOM
49. 2026-06-08
    days on market $75,000 Active 171 DOM
50. 2026-06-07
    days on market $75,000 Active 170 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 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: $17,257
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,007
• Taxable income: $6,446
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,566/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,680–$14,040 screening

This move-in-ready 2-bedroom, 1-bath home in a peaceful 55+ community is in good condition with updates to the kitchen and bathrooms. It offers a good return on investment with potential for cosmetic upgrades to the exterior and landscaping.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both trim landscaping — improves curb appeal and adds greenery ↑

ⓘ 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: 47.5% rent · 52.5% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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.