5720 113th Ave E #75 · North Puyallup, WA 98372

$139,000

3 bd · 2.0 ba · 910 sqft · Manufactured public records · 47 Days on market

Built 2022 Good condition $153/sqft · 64% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This 2-bedroom, 2-bath Marlette home has everything you need. The spacious kitchen features a large island and tile backsplash. The living and dining rooms are filled with natural light, and the primary bedroom has its own en-suite bathroom. Enjoy the covered porch, and the added jetted walk-in tub, new heat pump, and asphalt driveway. The home also includes a carport shed and fenced backyard. The $1050 park rent includes access to a very active community and clubhouse. All amenities are close by. Contact us today to see this amazing home.

Key facts

• 2 parking spots
• Built 2022
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% 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); 169 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $961 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 + 4.5% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.49% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.05%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $84,950
• List price: $139,000
• Delta: 63.63%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5718 112th Avenue Ct E #37	0.12mi	2/2.0 (-1)	900 (-1%)	4mo	$125,000	$139	84
5620 112th Avenue Ct E #23	0.07mi	3/1.0	924 (+2%)	9mo	$18,500	$20	83
5606 112th Avenue Ct E #15	0.05mi	2/2.0 (-1)	924 (+2%)	12mo	$85,000	$92	80
5514 112th Avenue Ct E #3	0.04mi	2/2.0 (-1)	840 (-8%)	3mo	$134,900	$161	78
5711 112th Avenue Ct E #30	0.11mi	2/2.0 (-1)	840 (-8%)	2mo	$125,000	$149	76
5705 113th Ave E #68	0.04mi	3/2.0	1,008 (+11%)	10mo	$62,000	$62	72
5715 113th Ave E #72	0.10mi	2/1.0 (-1)	938 (+3%)	15mo	$69,950	$75	69
10601 61st St E #117	0.48mi	3/2.0	924 (+2%)	12mo	$60,000	$65	66
5520 112th Avenue Ct E #7	0.03mi	2/1.0 (-1)	840 (-8%)	14mo	$35,000	$42	65
10713 61st St E Unit 108A	0.45mi	2/1.0 (-1)	920 (+1%)	12mo	$95,000	$103	58
5628 113th Avenue Ct E #65	0.08mi	2/1.0 (-1)	780 (-14%)	14mo	$95,000	$122	52
6216 105th Avenue Ct E #66	0.56mi	2/1.0 (-1)	924 (+2%)	15mo	$92,000	$100	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: 15.1%
• Equity multiple: 1.62×
• Total profit: $24,070
• Equity at exit: $20,725

10-year hold

• IRR: 24.9%
• Equity multiple: 3.32×
• Total profit: $90,119
• Equity at exit: $12,018

Cash invested: $38,920 (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: 169
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$729
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $683

Break-even live

Break-even rent $1,209

Max offer price $139,000

Occupancy floor 62%

Sensitivity live

Price	-10% $761	-5% $722	+0% $683	+5% $643	+10% $604
Rent	-10% $519	-5% $601	+0% $683	+5% $765	+10% $846
Rate	-1.0pp $753	-0.5pp $718	base $683	+0.5pp $647	+1.0pp $610

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5517 108th Avenue Ct E Unit 5517 Puyallup, WA	2.0	1.0	864	$1,725	$2.00	45d	1	0.25mi
4908 110th Ave Ct E Edgewood, WA	3.0	2.0	1100	$2,395	$2.18	19d	1	0.39mi
4729 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	21d	1	0.45mi
4824 110th Avenue Ct E Edgewood, WA	1.0–2.0	1.0	775	$2,050	$2.65	6d	3	0.45mi
4727 114th Ave E Edgewood, WA	2.0	1.0	800	$1,995	$2.49	21d	1	0.46mi
407 Valley Ave NE Puyallup, WA	1.0–3.0	1.0–2.0	923	$2,499	$2.71	45d	1	0.47mi
10710 48th St E Unit A Edgewood, WA	2.0	1.0	898	$2,295	$2.56	45d	1	0.55mi
1027 N Meridian Puyallup, WA	1.0–2.0	1.0	782	$1,795	$2.29	6d	6	0.69mi
735 2nd St NW Unit 1 Puyallup, WA	2.0	1.0	837	$1,695	$2.03	23d	1	0.93mi
501 2nd Ave NE Puyallup, WA	1.0–2.0	1.0–2.0	1506	$2,299	$1.53	45d	17	0.95mi
501 2nd St NE Puyallup, WA	1.0–2.0	1.0–2.0	850	$2,299	$2.70	6d	11	0.95mi
721 2nd Ave NE Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	25d	1	0.97mi
719 2nd Ave NE Apt 2 Puyallup, WA	2.0	1.5	1000	$1,895	$1.90	6d	1	0.98mi
1617 E Main Puyallup, WA	1.0–2.0	1.0–2.0	930	$2,151	$2.31	0d	29	1.01mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,650	$2.06	45d	2	1.28mi
344 7th St SE Puyallup, WA	2.0	1.0	800	$1,622	$2.03	4d	2	1.28mi
344 7th St SE Unit 20 Puyallup, WA	2.0	1.0	800	$1,650	$2.06	25d	1	1.28mi
344 7th St SE Unit 8 Puyallup, WA	2.0	1.0	800	$1,595	$1.99	25d	1	1.28mi
803 9th St NW Unit 803 Puyallup, WA	2.0	1.0	800	$1,775	$2.22	21d	1	1.34mi
336 3rd St SE Puyallup, WA	2.0	1.0	630	$1,700	$2.70	25d	1	1.35mi
516 16th St SE Puyallup, WA	2.0	1.0	950	$1,895	$1.99	25d	1	1.39mi
112 5th St SW Puyallup, WA	2.0	1.0	585	$1,400	$2.39	25d	1	1.41mi
1218 7th Ave SE Unit 1208 Puyallup, WA	2.0	1.0	885	$2,145	$2.42	25d	1	1.49mi

Listing history 28 events

1. 2026-06-21
   days on market $139,000 Active 47 DOM
2. 2026-06-18
   days on market $139,000 Active 44 DOM
3. 2026-06-17
   days on market $139,000 Active 43 DOM
4. 2026-06-16
   days on market $139,000 Active 42 DOM
5. 2026-06-15
   days on market $139,000 Active 41 DOM
6. 2026-06-13
   days on market $139,000 Active 39 DOM
7. 2026-06-13
   days on market $139,000 Active 38 DOM
8. 2026-06-09
   days on market $139,000 Active 35 DOM
9. 2026-06-08
   days on market $139,000 Active 34 DOM
10. 2026-06-07
    days on market $139,000 Active 33 DOM
11. 2026-06-04
    days on market $139,000 Active 30 DOM
12. 2026-06-03
    days on market $139,000 Active 29 DOM
13. 2026-06-02
    days on market $139,000 Active 28 DOM
14. 2026-06-01
    days on market $139,000 Active 27 DOM
15. 2026-05-31
    days on market $139,000 Active 26 DOM
16. 2026-05-05
    listed $139,000 Active
17. 2023-03-30
    soldstatus $159,500 Closed
18. 2023-03-08
    status Pending
19. 2022-11-30
    price $159,500
20. 2022-10-12
    price $159,900
21. 2022-09-15
    price $167,900
22. 2022-03-22
    listed $169,900 Active
23. 2012-08-24
    soldstatus $6,500 Sold
24. 2012-08-03
    status Pending
25. 2012-05-01
    price $6,995
26. 2012-04-02
    price $7,250
27. 2012-03-08
    price $7,500
28. 2012-02-19
    listed $8,000 Active

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,020 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 15 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: $24,879
• − Mortgage interest: −$7,786
• − Property taxes: −$2,020
• − Insurance: −$695
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$4,044
• Taxable income: $6,353
• Est. tax owed @ 24.0%: −$1,525
• After-tax cash flow: $6,667/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bath Marlette home is in good condition with modern updates and a good curb appeal. It's ready for a new owner to move in and enjoy.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet — improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet — improves comfort and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1637.5% since first listed

13 events — show timeline

• 2026-05-05 Listed $139,000 NWMLS as Distributed by MLS Grid
• 2023-03-30 Sold (MLS) $159,500 NWMLS as Distributed by MLS Grid
• 2023-03-08 Pending — NWMLS as Distributed by MLS Grid
• 2022-11-30 Price Changed $159,500 NWMLS as Distributed by MLS Grid
• 2022-10-12 Price Changed $159,900 NWMLS as Distributed by MLS Grid
• 2022-09-15 Price Changed $167,900 NWMLS as Distributed by MLS Grid
• 2022-03-22 Listed $169,900 NWMLS as Distributed by MLS Grid
• 2012-08-24 Sold (MLS) $6,500 NWMLS as Distributed by MLS Grid
• 2012-08-03 Pending — NWMLS as Distributed by MLS Grid
• 2012-05-01 Price Changed $6,995 NWMLS as Distributed by MLS Grid
• 2012-04-02 Price Changed $7,250 NWMLS as Distributed by MLS Grid
• 2012-03-08 Price Changed $7,500 NWMLS as Distributed by MLS Grid
• 2012-02-19 Listed $8,000 NWMLS as Distributed by MLS Grid

Property tax history

+8.5%/yr

Latest (2026): $2,020 · +11.1% YoY. Source: county tax records.