7311 Chambers Creek Rd W #9 · University Place, WA 98467

$68,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 38 Days on market

Built 1982 $101/sqft · at area comps Est $68k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 2 bedroom, 1 bath manufactured home in Sunrise Terrace. Located on the end/corner, this unit provides one of only two homes in the community with a fully fenced yard—ideal for relaxing, gardening, or pets. Updated and well maintained, it offers a comfortable, move-in ready feel throughout. The kitchen features stainless steel appliances-refrigerator and washer/dryer are included. The open kitchen concept flows seamlessly to the living room. Plenty of parking with 2 designated parking spots, ample guest parking is located right across the unit. A huge bonus-an oversized shed with lots of shelving on-site, great for storage use, tools or projects! Located in desirable Un

Key facts

• Oversized shed
• Open kitchen concept
• Fully fenced yard

Tags

• FULLY FENCED YARD
• STAINLESS STEEL APPLIANCES
• OPEN KITCHEN CONCEPT
• OVERSIZED SHED
• DESIGNATED PARKING SPOTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 2.2% in University Place — 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 87/100 on livability (#17 in WA, #320 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: cost of living F.
• University Place School District (suburban): math 70% / reading 77% proficiency, ranked #14 of 291 in WA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 69 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $470 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 + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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.
• Current owner paid $50k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. Schools are A-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?
4. 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.
5. 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.
6. 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: 2.26% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.59%
• DSCR: 3.21
• GRM: 3.7

CMA / ARV

• ARV (median comp): $68,000
• List price: $68,000
• Delta: —
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7311 Chambers Creek Rd W #9	0.00mi	2/1.0	672 (0%)	0mo	$68,000	$101	100
7311 Chambers Creek Rd W #28	0.00mi	2/1.0	764 (+14%)	9mo	$80,000	$105	70

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: 47.2%
• Equity multiple: 3.05×
• Total profit: $39,094
• Equity at exit: $10,139

10-year hold

• IRR: 52.9%
• Equity multiple: 6.18×
• Total profit: $98,564
• Equity at exit: $5,879

Cash invested: $19,040 (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 98467

• Active inventory: 69
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$357
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $787

Break-even live

Break-even rent $542

Max offer price $68,000

Occupancy floor 44%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7704 Cirque Dr W University Place, WA	1.0	1.0	600	$1,595	$2.66	4d	3	0.88mi
7602 46th St W University Place, WA	1.0–2.0	1.0	820	$1,825	$2.23	1d	1	0.98mi
4510 76th Ave W University Place, WA	1.0–2.0	1.0	600	$1,650	$2.75	3d	3	1.02mi
4401 76th Ave W Unit 08 University Place, WA	1.0	1.0	710	$1,650	$2.32	4d	1	1.12mi
4401 76th Ave W University Place, WA	1.0–2.0	1.0–1.5	905	$1,995	$2.20	16d	2	1.12mi
7607 44th St W University Place, WA	1.0	1.0	730	$1,325	$1.82	24d	1	1.19mi
7523 44th St W Unit 7607-01 University Place, WA	1.0	1.0	730	$1,325	$1.82	24d	1	1.20mi
7523 44th St W Unit 7533-04 University Place, WA	1.0	1.0	730	$1,325	$1.82	20d	1	1.20mi
7523 44th St W University Place, WA	1.0	1.0	730	$1,325	$1.82	4d	1	1.21mi
6100 Lakewood Dr W University Place, WA	1.0–2.0	1.0	770	$1,815	$2.36	3d	4	1.21mi
7513 Grange St W Lakewood, WA	1.0	1.0	442	$1,635	$3.70	24d	1	1.22mi
7519 Grange St W Lakewood, WA	1.0	1.0	429	$1,635	$3.81	43d	1	1.23mi
7537 Grange St W Unit 7537 Lakewood, WA	1.0	1.0	467	$1,635	$3.50	24d	1	1.23mi
7533 44th St W University Place, WA	1.0	1.0	730	$1,325	$1.82	24d	1	1.24mi
5808 Hannah Pierce Road W University Place, WA	1.0	1.0	663	$1,650	$2.49	1d	6	1.25mi
5918 Hannah Pierce Rd W University Place, WA	1.0–2.0	1.0	711	$1,485	$2.09	3d	1	1.26mi
6021 S Orchard St Tacoma, WA	1.0–3.0	1.0–2.0	999	$2,743	$2.74	2d	95	1.31mi
6807 Lakewood Dr W Unit 9 University Place, WA	1.0	1.0	560	$1,395	$2.49	24d	1	1.32mi
6413 53rd Ave W University Place, WA	1.0	1.0	604	$1,450	$2.40	23d	1	1.34mi
5801 Orchard St W University Place, WA	1.0–2.0	1.0	775	$1,685	$2.17	1d	7	1.34mi
5205 66th St W Unit 1 University Place, WA	1.0	1.0	520	$1,145	$2.20	14d	1	1.36mi
5205 66th St W Unit 4 University Place, WA	1.0	1.0	520	$1,065	$2.05	1d	1	1.36mi
5910 78th St W Lakewood, WA	1.0–2.0	1.0	825	$1,725	$2.09	43d	1	1.37mi
5207 66th St W Unit 1 University Place, WA	1.0	1.0	520	$1,065	$2.05	1d	1	1.37mi
42 Thunderbird Pkwy SW Lakewood, WA	1.0	1.0	680	$1,695	$2.49	2d	1	1.38mi
25 Thunderbird Pkwy SW Apt 14 Lakewood, WA	1.0	1.0	600	$800	$1.33	5d	1	1.41mi
8101 83rd Ave SW Lakewood, WA	1.0–2.0	1.0	632	$1,785	$2.82	1d	27	1.41mi
7619 Douglas St W #3 Tacoma, WA	1.0	1.0	500	$1,395	$2.79	43d	1	1.42mi
7619 Cody St W Lakewood, WA	1.0	1.0	620	$1,238	$2.00	2d	3	1.45mi
7619 Cody St W Lakewood, WA	1.0	1.0	620	$1,395	$2.25	43d	1	1.45mi
8416 Phillips Rd SW Lakewood, WA	1.0–2.0	1.0–1.5	800	$1,890	$2.36	43d	1	1.46mi
5701 S Orchard St Tacoma, WA	1.0–3.0	1.0–2.0	842	$1,624	$1.93	7d	10	1.46mi

Listing history 12 events

1. 2026-06-02
   status $68,000 Pending 38 DOM
2. 2026-06-01
   days on market $68,000 Active Under Contract 38 DOM
3. 2026-05-31
   days on market $68,000 Active Under Contract 37 DOM
4. 2026-05-07
   status Active
5. 2026-04-27
   status Pending
6. 2026-04-14
   listed $68,000 Active
7. 2024-07-19
   soldstatus $50,000 Closed
8. 2024-06-30
   status Pending
9. 2024-06-12
   price $59,990
10. 2024-05-30
    listed $65,000 Active
11. 2000-10-27
    soldstatus $14,000
12. 2000-07-17
    listed $14,500

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $666 · $56/mo
• Expected delta: +$145/yr (+$12/mo · 27.9%)

ⓘ 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 ≥86°F today · 14 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: $18,459
• − Mortgage interest: −$3,809
• − Property taxes: −$521
• − Insurance: −$340
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$1,978
• Taxable income: $8,857
• Est. tax owed @ 24.0%: −$2,126
• After-tax cash flow: $7,317/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: University Place School District
• NCES district ID: 5309180
• Math proficiency: 70% ▼ -1.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $58,906
• Composite: 64.16/100
• National rank: #1180
• State rank: #14 of 291 in WA

Livability — University Place

• Score: 87/100
• State rank: #17
• US rank: #320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University Place, WA
• City population: 30,327
• Population (ZIP): 15,241

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Asian 15% Two or more races 12% Hispanic / Latino 10% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 3% Italian 2% Slovak 2%
• Foreign-born: 17% · South Korea, Canada, Vietnam
• Languages at home: 79% English-only · Spanish 5% Korean 5% Vietnamese 2%

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: ▼ -358.24%
• Current HPI: 290.6952
• 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

+369.0% since first listed

9 events — show timeline

• 2026-05-07 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-27 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-14 Listed $68,000 NWMLS as Distributed by MLS Grid
• 2024-07-19 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2024-06-30 Pending — NWMLS as Distributed by MLS Grid
• 2024-06-12 Price Changed $59,990 NWMLS as Distributed by MLS Grid
• 2024-05-30 Listed $65,000 NWMLS as Distributed by MLS Grid
• 2000-10-27 Sold (MLS) $14,000 NWMLS as Distributed by MLS Grid
• 2000-07-17 Listed $14,500 NWMLS as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2026): $521 · +59.2% YoY. Source: county tax records.