9111 66th Ave NW #101 · Rosedale, WA 98332

$89,950

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 155 Days on market

Built 1994 $97/sqft · 33% below area Est $134k · 33% under ↓ 9% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in ready home features brand new luxury vinyl plank flooring throughout and new stainless steel appliances. Comp Roof. The spacious primary suite includes a full bath and dual closets. Enjoy a bright kitchen with a breakfast bar and pantry. Situated on a desirable corner lot, this home offers a private paved driveway, carport, and storage shed. Located in a well-maintained park with a play area, picnic space, and RV parking. Space rent is $1,100/month and includes water and sewer. Owner financing available—must be park approved.

Key facts

• Play area
• Carport
• Storage shed

Tags

• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• PRIVATE PAVED DRIVEWAY
• CARPORT
• STORAGE SHED
• PLAY AREA

🏷️ Possibly a rental listed for sale. The $89,950 price doesn't fit this home's estimated sale value (~$134,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#397 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Peninsula School District (suburban): math 61% / reading 72% proficiency, ranked #21 of 291 in WA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 212 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,156 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.58% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.29%
• DSCR: 3.68
• GRM: 3.2

CMA / ARV

• ARV (median comp): $134,000
• List price: $89,950
• Delta: -32.87%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9111 66th Ave NW #126	0.00mi	2/2.0	955 (+3%)	1mo	$134,000	$140	94
9111 66th Ave NW #121	0.00mi	3/2.0 (+1)	924 (0%)	4mo	$49,500	$54	91
9111 66th Ave NW #112	0.00mi	3/1.0 (+1)	910 (-2%)	11mo	$42,500	$47	80
9111 66th Ave NW #118	0.00mi	3/2.0 (+1)	1,004 (+9%)	5mo	$125,000	$125	76
6616 87th St NW	0.29mi	2/2.0	960 (+4%)	8mo	$425,000	$443	74
9111 66th Ave NW #103	0.00mi	2/1.0	865 (-6%)	19mo	$75,000	$87	69
7025 87th St NW	0.45mi	2/1.0	924 (0%)	19mo	$289,000	$313	60

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: 59.0%
• Equity multiple: 3.62×
• Total profit: $66,016
• Equity at exit: $13,412

10-year hold

• IRR: 63.8%
• Equity multiple: 7.40×
• Total profit: $161,270
• Equity at exit: $7,777

Cash invested: $25,186 (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 98332

• Active inventory: 212
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $1,265

Break-even live

Break-even rent $721

Max offer price $89,950

Occupancy floor 41%

Sensitivity live

Price	-10% $1,316	-5% $1,291	+0% $1,265	+5% $1,240	+10% $1,214
Rent	-10% $1,082	-5% $1,174	+0% $1,265	+5% $1,357	+10% $1,449
Rate	-1.0pp $1,311	-0.5pp $1,288	base $1,265	+0.5pp $1,242	+1.0pp $1,218

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: $22,488
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8306 94th St NW Unit A Gig Harbor, WA	2.0	1.0	900	$2,650	$2.94	3d	1	1.12mi

Listing history 16 events

1. 2026-06-18
   days on market $89,950 Active 155 DOM
2. 2026-06-17
   days on market $89,950 Active 154 DOM
3. 2026-06-16
   days on market $89,950 Active 153 DOM
4. 2026-06-15
   days on market $89,950 Active 152 DOM
5. 2026-06-13
   days on market $89,950 Active 150 DOM
6. 2026-06-09
   days on market $89,950 Active 146 DOM
7. 2026-06-08
   days on market $89,950 Active 145 DOM
8. 2026-06-07
   days on market $89,950 Active 144 DOM
9. 2026-06-04
   days on market $89,950 Active 141 DOM
10. 2026-06-03
    days on market $89,950 Active 140 DOM
11. 2026-06-02
    days on market $89,950 Active 139 DOM
12. 2026-06-01
    days on market $89,950 Active 138 DOM
13. 2026-05-31
    days on market $89,950 Active 137 DOM
14. 2026-03-26
    price $89,950
15. 2026-03-11
    price $95,000
16. 2026-01-14
    listed $99,000 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: $727 · $61/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: +$155/yr (+$13/mo · 21.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,874
• − Mortgage interest: −$5,039
• − Property taxes: −$727
• − Insurance: −$450
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$2,617
• Taxable income: $14,583
• Est. tax owed @ 24.0%: −$3,500
• After-tax cash flow: $11,684/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: Peninsula School District
• NCES district ID: 5306690
• Math proficiency: 61% ▲ 1.00%
• Reading proficiency: 72% ▼ -1.00%
• Median HH income: $76,796
• Composite: 60.35/100
• National rank: #1718
• State rank: #21 of 291 in WA

Livability — Rosedale

• Score: 63/100
• State rank: #397
• US rank: #15781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosedale, WA
• County: Pierce County · 788,257 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 20,072
• Household income: $135,330
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 218.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 4% Asian 4% Black 1%
• Common ancestry: Italian 6% Lithuanian 5% Portuguese 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -638.13%
• Current HPI: 335.5178
• Rent YoY: —
• 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

-9.1% since first listed

3 events — show timeline

• 2026-03-26 Price Changed $89,950 NWMLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $95,000 NWMLS as Distributed by MLS Grid
• 2026-01-14 Listed $99,000 NWMLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2026): $727 · +12581.0% YoY. Source: county tax records.