Plan 2330 Plan · Buckley, WA 98321

$524,950

4 bd · 2.5 ba · 2,330 sqft · SingleFamily · 405 Days on market

↓ 9% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Cash flow +4.7/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

Key facts

• Low-e windows
• Kitchen island
• Smart thermostat

Tags

• KITCHEN ISLAND
• LOW-E WINDOWS
• KITCHEN BREAKFAST BAR
• WALK-IN KITCHEN PANTRY
• SMART THERMOSTAT
• MOUNTAIN VIEWS

🏗️ New construction. The $524,950 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $666,956.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $428k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $375k (28.6% below list).
• Recommended offer: $375k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#153 in WA, #3,284 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D+, commute F, cost of living F.
• White River School District (suburban): math 57% / reading 68% proficiency, ranked #35 of 291 in WA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 235 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $20k 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.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.

Recommended offer $374,668 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 3.33%
• Cash-on-cash: -10.60%
• DSCR: 0.53
• GRM: 14.8

CMA / ARV

• ARV (median comp): $666,956
• List price: $524,950
• Delta: -21.29%
• 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
730 Holly Ave #37	0.07mi	4/2.5	2,330 (0%)	4mo	$634,950	$273	94
714 Holly Ave #35	0.09mi	4/3.0	2,350 (+1%)	4mo	$630,000	$268	89
779 Madden Ave #11	0.14mi	3/2.5 (-1)	2,350 (+1%)	2mo	$633,737	$270	85
543 Wall St #49	0.52mi	5/2.5 (+1)	2,335 (+0%)	1mo	$631,940	$271	70
967 Britschgi St #55	0.11mi	5/3.0 (+1)	2,565 (+10%)	2mo	$673,401	$263	69
536 Wall St #33	0.55mi	5/2.5 (+1)	2,335 (+0%)	0mo	$636,525	$273	69
1432 Pecheos Ave #41	0.54mi	5/2.5 (+1)	2,335 (+0%)	4mo	$617,995	$265	66
485 Spiketon Rd	0.25mi	4/2.5	2,016 (-14%)	1mo	$600,000	$298	65
959 Lucas Ave #15	0.16mi	3/2.0 (-1)	2,000 (-14%)	1mo	$699,990	$350	61
558 Hann St #65	0.48mi	4/2.5	2,050 (-12%)	1mo	$579,995	$283	57
247 S D St	0.56mi	4/2.0	2,115 (-9%)	0mo	$539,000	$255	56
342 S Spruce St	0.68mi	5/3.0 (+1)	2,610 (+12%)	3mo	$675,000	$259	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -35.5%
• Equity multiple: -0.14×
• Total profit: $-213,064
• Equity at exit: $99,445

10-year hold

• IRR: -47.6%
• Equity multiple: -0.72×
• Total profit: $-320,566
• Equity at exit: $57,666

Cash invested: $186,748 (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 98321

• Active inventory: 235
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,747 medium
• Mortgage (P&I): −$3,498
• Tax est. 1.5%: −$834 /mo · $10,004/yr
• Insurance: −$278
• HOA: −$0
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $-1,649

Break-even live

Break-even rent $5,834

Max offer price $428,299

Occupancy floor —

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: $166,739
• Closing costs: $20,009
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
579 McCauley Ave Buckley, WA	4.0	3.0	2400	$3,900	$1.62	14d	1	0.13mi
623 S Davis St Buckley, WA	4.0	2.5	2836	$3,495	$1.23	43d	1	0.18mi

Listing history 22 events

1. 2026-06-18
   days on market $524,950 Active 405 DOM
2. 2026-06-17
   days on market $524,950 Active 404 DOM
3. 2026-06-16
   days on market $524,950 Active 403 DOM
4. 2026-06-15
   days on market $524,950 Active 402 DOM
5. 2026-06-13
   days on market $524,950 Active 400 DOM
6. 2026-06-13
   days on market $524,950 Active 399 DOM
7. 2026-06-09
   days on market $524,950 Active 396 DOM
8. 2026-06-08
   days on market $524,950 Active 395 DOM
9. 2026-06-07
   days on market $524,950 Active 394 DOM
10. 2026-06-04
    days on market $524,950 Active 391 DOM
11. 2026-06-03
    days on market $524,950 Active 390 DOM
12. 2026-06-02
    days on market $524,950 Active 389 DOM
13. 2026-06-01
    days on market $524,950 Active 388 DOM
14. 2026-05-31
    days on market $524,950 Active 387 DOM
15. 2026-04-09
    price $549,950 543-char remark

    Show marketing remark (543 chars)

    * Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

16. 2026-03-13
    price $562,950 543-char remark

    Show marketing remark (543 chars)

    * Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

17. 2026-02-12
    price $572,950 543-char remark

    Show marketing remark (543 chars)

    * Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

18. 2026-02-05
    price $567,950 543-char remark

    Show marketing remark (543 chars)

    * Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

19. 2026-01-15
    price $562,950 543-char remark

    Show marketing remark (543 chars)

    * Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

20. 2025-08-07
    price $572,950 543-char remark

    Show marketing remark (543 chars)

    * Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

21. 2025-07-10
    price $587,950 543-char remark

    Show marketing remark (543 chars)

    * Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

22. 2025-05-09
    listed $602,950 Active 543-char remark

    Show marketing remark (543 chars)

    * Loft * Kitchen island * 50-gal. hybrid electric heat pump water heater * Luxury vinyl plank flooring at entry, kitchen and powder bath * Low-maintenance front and rear yard landscaping * Low-E windows * Spacious great room * Kitchen breakfast bar * Walk-in kitchen pantry * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Mountain views * Outdoor recreation nearby * Close to family friendly parks * Hiking trails nearby * Close to golf courses * Near beautiful lakes

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,960
• − Mortgage interest: −$37,360
• − Property taxes: −$10,004
• − Insurance: −$3,335
• − Repairs & maintenance: −$3,597
• − Management: −$3,597
• − Depreciation: −$19,402
• Taxable loss: −$32,335
• Est. tax savings @ 24.0%: +$7,760
• After-tax cash flow: $-12,031/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: White River School District
• NCES district ID: 5309780
• Math proficiency: 57% ▲ 3.00%
• Reading proficiency: 68% ▲ 6.00%
• Median HH income: $71,369
• Composite: 56.68/100
• National rank: #2423
• State rank: #35 of 291 in WA

Livability — Buckley

• Score: 76/100
• State rank: #153
• US rank: #3284

Category grades

Amenities D+ Commute F Cost of living F Crime B+ Employment A+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckley, WA
• Population (ZIP): 17,601

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Portuguese 7% Italian 4% Lithuanian 3%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

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: ▼ -206.67%
• Current HPI: 310.6568
• Rent YoY: —
• Metro: —
• 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

-8.8% since first listed

8 events — show timeline

• 2026-04-09 Price Changed $549,950 Zillow
• 2026-03-13 Price Changed $562,950 Zillow
• 2026-02-12 Price Changed $572,950 Zillow
• 2026-02-05 Price Changed $567,950 Zillow
• 2026-01-15 Price Changed $562,950 Zillow
• 2025-08-07 Price Changed $572,950 Zillow
• 2025-07-10 Price Changed $587,950 Zillow
• 2025-05-09 Listed $602,950 Zillow