10716 16th Avenue Ct S #21 · Parkland, WA 98444

$69,950

2 bd · 1.0 ba · 784 sqft · Manufactured · 147 Days on market

Built 1997 Good condition $89/sqft · 14% above area Est $62k · 14% over

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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
• Appreciation +10.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• ARV discount +1.3/15.0

Listing remarks

Welcome home to this 2 bed 1 bath ALL AGE park with updates/improvements all throughout the home. New vinyl plank flooring, remodeled bathroom, updated kitchen, pex waterlines and low space rent! This park is quiet and tidy and is welcoming you to come check it out for yourself. You will not find a manufactured home in an all age park this nice for this price! Location is close to freeway and ideal for commuting. Come check this out before it is gone!

Key facts

• Pex waterlines
• Low space rent
• Remodeled bathroom

Tags

• VINYL PLANK FLOORING
• REMODELED BATHROOM
• UPDATED KITCHEN
• PEX WATERLINES
• LOW SPACE RENT
• QUIET PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 2.3% in Parkland — 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 77/100 on livability (#148 in WA, #3,068 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+, crime F.
• Franklin Pierce School District (suburban): math 35% / reading 51% proficiency, ranked #197 of 291 in WA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,209 units permitted in Pierce County in 2024 (1,269 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Pierce County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.9% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $61,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.41% ✓
• Cap rate: 20.83%
• Cash-on-cash: 51.92%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

• ARV (median comp): $61,500
• List price: $69,950
• Delta: 13.74%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 65.2%
• Equity multiple: 5.70×
• Total profit: $91,980
• Equity at exit: $63,017

10-year hold

• IRR: 58.8%
• Equity multiple: 12.65×
• Total profit: $228,231
• Equity at exit: $135,897

Cash invested: $19,586 (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 98444

• Home prices YoY: 3.6%
• Rents YoY: 2.9%
• Active inventory: 158
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,049/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $847

Break-even live

Break-even rent $612

Max offer price $69,950

Occupancy floor 45%

Sensitivity live

Price	-10% $896	-5% $872	+0% $847	+5% $823	+10% $799
Rent	-10% $714	-5% $781	+0% $847	+5% $914	+10% $981
Rate	-1.0pp $883	-0.5pp $865	base $847	+0.5pp $829	+1.0pp $811

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: $17,488
• Closing costs: $2,098
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10710 17th Ave S Tacoma, WA	1.0–2.0	1.0–2.0	911	$2,025	$2.22	0d	15	0.10mi
1756 106th St S Tacoma, WA	1.0–2.0	1.0	662	$1,338	$2.02	0d	2	0.15mi
1809 105th Street Ct S Tacoma, WA	1.0–3.0	1.0–2.0	934	$2,025	$2.17	0d	8	0.26mi
1627 112th St S Tacoma, WA	2.0	1.0	814	$2,195	$2.70	44d	1	0.36mi
1420 112th St S Tacoma, WA	1.0	1.0	550	$1,200	$2.18	5d	1	0.42mi
2201 104th St S Tacoma, WA	1.0–3.0	1.0–2.0	929	$1,998	$2.15	0d	19	0.45mi
11216 18th Ave S Tacoma, WA	1.0–3.0	1.0–2.0	881	$1,950	$2.21	0d	14	0.47mi
10419 Barnes Ln S Unit 1/2 Tacoma, WA	2.0	1.5	900	$2,100	$2.33	44d	1	0.55mi
1122 Lafayette St S Tacoma, WA	1.0	1.0	650	$1,450	$2.23	5d	1	0.56mi
2100 112th St S Tacoma, WA	1.0–2.0	1.0	660	$1,600	$2.42	5d	4	0.59mi
11514 19th Avenue Ct S Parkland, WA	3.0	1.5	925	$2,100	$2.27	44d	1	0.69mi
10102 Sales Rd S Lakewood, WA	1.0	1.0	663	$1,320	$1.99	0d	20	0.70mi
10102 Sales Rd S Lakewood, WA	2.0	1.0–1.5	596	$1,550	$2.60	44d	26	0.70mi
2415 100th Street Ct S Tacoma, WA	2.0–3.0	1.0–2.0	912	$1,600	$1.75	5d	2	0.70mi
9314 S Ash St Tacoma, WA	1.0–2.0	1.0	800	$1,683	$2.10	0d	20	0.79mi
9315 S Ash St Tacoma, WA	2.0	1.5	828	$1,550	$1.87	17d	1	0.80mi
9318 S Steele St Unit DD520 Tacoma, WA	2.0	2.0	1000	$1,695	$1.70	44d	1	0.87mi
9318 S Steele St Unit Q367 Tacoma, WA	2.0	1.0	960	$1,650	$1.72	44d	1	0.87mi
9318 S Steele St Unit D61 Tacoma, WA	2.0	2.0	1000	$1,695	$1.70	15d	1	0.87mi
1819 S 93rd St Unit A Tacoma, WA	2.0	1.0	912	$1,575	$1.73	11d	1	0.88mi
1819 S 93rd St Tacoma, WA	2.0	1.0	912	$1,588	$1.74	18d	2	0.88mi
2425 S 96th St Tacoma, WA	1.0–2.0	1.0	850	$1,225	$1.44	0d	14	0.90mi
10925 Park Ave S Tacoma, WA	2.0	1.0	709	$1,775	$2.50	25d	5	0.92mi
10925 Park Ave S Tacoma, WA	3.0	1.0–2.0	838	$1,880	$2.24	0d	11	0.92mi
9210 S Hosmer St Tacoma, WA	1.0–2.0	1.0–2.0	787	$1,685	$2.14	0d	11	0.93mi
2604 92nd St S Unit B Lakewood, WA	3.0	2.0	1120	$1,995	$1.78	44d	1	1.09mi
2604 92nd St S Unit B Lakewood, WA	3.0	2.0	1120	$1,995	$1.78	25d	1	1.09mi
8801 S Hosmer St Tacoma, WA	2.0	1.0–2.0	443	$1,795	$4.05	0d	26	1.13mi
702 119th St S Unit B Tacoma, WA	2.0	1.0	800	$1,795	$2.24	44d	1	1.13mi
8740 S Hosmer St #155 Tacoma, WA	1.0	1.0	750	$1,100	$1.47	25d	1	1.14mi
8740 S Hosmer St Tacoma, WA	1.0	1.0	650	$1,100	$1.69	0d	1	1.14mi
3102 92nd St S Unit 3104 Lakewood, WA	2.0	1.0	708	$1,497	$2.11	22d	1	1.22mi
3232 94th St S Unit 15 Lakewood, WA	1.0	1.0	632	$1,150	$1.82	25d	1	1.24mi
11424 A St S Unit 202 Tacoma, WA	2.0	1.0	925	$1,450	$1.57	25d	1	1.32mi
11424 A St S Tacoma, WA	2.0	1.0	925	$1,750	$1.89	44d	1	1.32mi
1718 S 84th St Tacoma, WA	1.0–2.0	1.0	730	$1,445	$1.98	11d	2	1.35mi
319 104th St E Tacoma, WA	3.0	1.0	990	$2,285	$2.31	5d	1	1.40mi
323 Garfield St S Tacoma, WA	1.0	1.0	549	$1,595	$2.91	3d	3	1.43mi
1801 S 84th St Tacoma, WA	1.0	1.0	725	$1,295	$1.79	25d	1	1.46mi
3415 92nd St S Lakewood, WA	1.0	1.0	650	$1,200	$1.85	18d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $69,950 Active 147 DOM
2. 2026-06-17
   days on market $69,950 Active 146 DOM
3. 2026-06-16
   days on market $69,950 Active 145 DOM
4. 2026-06-15
   days on market $69,950 Active 144 DOM
5. 2026-06-13
   days on market $69,950 Active 142 DOM
6. 2026-06-13
   days on market $69,950 Active 141 DOM
7. 2026-06-09
   days on market $69,950 Active 138 DOM
8. 2026-06-08
   days on market $69,950 Active 137 DOM
9. 2026-06-07
   days on market $69,950 Active 136 DOM
10. 2026-06-04
    days on market $69,950 Active 133 DOM
11. 2026-06-03
    days on market $69,950 Active 132 DOM
12. 2026-06-02
    days on market $69,950 Active 131 DOM
13. 2026-06-01
    days on market $69,950 Active 130 DOM
14. 2026-05-31
    days on market $69,950 Active 129 DOM
15. 2026-02-24
    status Active
16. 2026-01-18
    status Pending
17. 2025-12-17
    listed $69,950 Active

ⓘ 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 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: $20,216
• − Mortgage interest: −$3,918
• − Property taxes: −$1,049
• − Insurance: −$350
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$2,035
• Taxable income: $9,629
• Est. tax owed @ 24.0%: −$2,311
• After-tax cash flow: $7,859/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 · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent updates and improvements, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both painting — refreshes the exterior and interior
• Both landscaping — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both painting — refreshes the exterior and interior ↑
• Both landscaping — improves curb appeal and adds value ↑

ⓘ 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: Franklin Pierce School District
• NCES district ID: 5302940
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $49,240
• Composite: 39.18/100
• National rank: #8227
• State rank: #197 of 291 in WA

Livability — Parkland

• Score: 77/100
• State rank: #148
• US rank: #3068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkland, WA
• County: Pierce County · 788,257 people
• City population: 36,624
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 35,754
• Household income: $65,342
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 2169.0

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: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: White 40% Hispanic / Latino 19% Two or more races 17% Black 16% Asian 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Portuguese 3% Scotch-Irish 2% Swedish 1%
• Foreign-born: 21% · Canada, South Korea, Vietnam
• Languages at home: 68% English-only · Spanish 13% Other Asian/Pacific 6% Korean 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: ▲ 45.01%
• Current HPI: 1297.51
• Rent YoY: ▲ 2.93%
• 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

3 events — show timeline

• 2026-02-24 Relisted — NWMLS as Distributed by MLS Grid
• 2026-01-18 Pending — NWMLS as Distributed by MLS Grid
• 2025-12-17 Listed $69,950 NWMLS as Distributed by MLS Grid