6225 Wesley Pl SE · Auburn, WA 98092

$599,999

3 bd · 3.0 ba · 1,719 sqft · SingleFamily public records · 61 Days on market

Built 2010 4,777 sqft lot $349/sqft · at area comps Est $619k · at est. $32/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Schools +7.1/10.0
• Cash flow +4.4/30.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Come see this INVITING two-story home in the coveted Lakeland Community and the SOUGHT-AFTER Dieringer School District. Tucked away in a peaceful setting, this 3 BEDROOM, 2.5 BATH home offers OVER 1,700 SQ FT of thoughtfully designed living space. Backing to a SERENE GREENBELT with preserved neighborhood open space and wildlife, this home offers added PRIVACY and a tranquil natural backdrop that is hard to find. Major updates include a BRAND NEW ROOF and FRESH INTERIOR PAINT, and the home has been PROFESSIONALLY CLEANED FROM TOP TO BOTTOM, making it truly MOVE-IN READY. Central A/C keeps you comfortable through the summer, while the versatile upstairs loft provides the perfect space for a H

Key facts

• Brand new roof
• Two story home
• Fresh interior paint

Tags

• TWO STORY HOME
• DIERINGER SCHOOL DISTRICT
• BRAND NEW ROOF
• FRESH INTERIOR PAINT
• PROFESSIONALLY CLEANED
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (46.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (50.9% below list).
• Recommended offer: $295k (50.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#75 in WA, #1,371 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Dieringer School District (suburban): math 74% / reading 81% proficiency, ranked #6 of 291 in WA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.5%/yr); 291 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,209 units permitted in Pierce County in 2024 (1,269 in 5+ unit buildings).

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• Pierce County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($564k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $269k; list at $600k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $294,695 (50.9% 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 61 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.49% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.22%
• DSCR: 0.50
• GRM: 17.0

CMA / ARV

• ARV (median comp): $619,218
• List price: $599,999
• Delta: -3.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2131 62nd Pl SE	0.09mi	3/2.5	1,648 (-4%)	3mo	$615,000	$373	84
6218 Wesley Pl SE	0.03mi	3/2.5	1,537 (-11%)	2mo	$618,000	$402	77
2009 62nd Loop SE	0.22mi	4/2.5 (+1)	1,857 (+8%)	0mo	$635,000	$342	69
5618 Bennett Ave SE	0.39mi	3/2.5	1,813 (+6%)	2mo	$660,000	$364	69
2028 63rd St SE	0.18mi	3/2.5	1,944 (+13%)	1mo	$650,000	$334	67
2725 65th St SE	0.34mi	3/2.5	1,576 (-8%)	3mo	$590,000	$374	66
5517 Udall Ave SE	0.48mi	3/2.5	1,610 (-6%)	3mo	$640,000	$398	62
6731 Charlotte Ave SE	0.42mi	3/2.5	1,906 (+11%)	0mo	$680,000	$357	60
2722 67th Ct SE	0.49mi	3/2.5	1,576 (-8%)	4mo	$597,500	$379	58
6672 Udall Pl SE	0.33mi	4/2.5 (+1)	1,884 (+10%)	4mo	$605,000	$321	58
5531 Douglas Ave SE	0.50mi	3/2.5	1,910 (+11%)	2mo	$654,000	$342	54
5525 Highland Dr SE	0.75mi	4/2.5 (+1)	1,930 (+12%)	3mo	$710,000	$368	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.30×
• Total profit: $217,944
• Equity at exit: $540,527

10-year hold

• IRR: 14.9%
• Equity multiple: 5.20×
• Total profit: $704,840
• Equity at exit: $1,165,666

Cash invested: $168,000 (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 98092

• Home prices YoY: 3.3%
• Rents YoY: -0.5%
• Active inventory: 291
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $2,947 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$471 /mo · $5,653/yr
• Insurance: −$250
• HOA: −$32
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-1,571

Break-even live

Break-even rent $4,936

Max offer price $322,392

Occupancy floor —

Sensitivity live

Price	-10% $-1,232	-5% $-1,402	+0% $-1,571	+5% $-1,741	+10% $-1,911
Rent	-10% $-1,804	-5% $-1,688	+0% $-1,571	+5% $-1,455	+10% $-1,339
Rate	-1.0pp $-1,269	-0.5pp $-1,419	base $-1,571	+0.5pp $-1,727	+1.0pp $-1,885

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 57th St SE Auburn, WA	3.0	2.5	2240	$3,450	$1.54	11d	1	0.33mi
6821 Udall Pl SE Auburn, WA	1.0–3.0	1.0–2.0	923	$2,645	$2.87	0d	28	0.35mi
2705 67th Ct SE Auburn, WA	3.0	3.0	1458	$2,995	$2.05	11d	1	0.48mi
1115 62nd St SE Unit 18B Auburn, WA	2.0	1.5	1285	$2,695	$2.10	2d	1	0.71mi
1105 63rd St SE Unit C Auburn, WA	3.0	2.5	1372	$4,000	$2.92	0d	1	0.72mi
5909 Panorama Dr SE Unit 11-103 Auburn, WA	2.0	2.5	1727	$2,750	$1.59	44d	1	0.85mi
6170 Terrace View Ln SE Auburn, WA	1.0–3.0	1.0–2.0	956	$2,551	$2.67	0d	36	1.21mi
4716 Mill Pond Dr SE Apt 1001 Auburn, WA	3.0	2.5	1673	$2,900	$1.73	11d	1	1.30mi
6106 Alexander Ave SE Auburn, WA	3.0	2.5	1541	$2,800	$1.82	0d	1	1.36mi
4704 Mill Pond Dr SE #213 Auburn, WA	2.0	2.0	1142	$2,750	$2.41	3d	1	1.36mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 22 events

1. 2026-06-16
   statusdays on market $599,999 Pending 61 DOM
2. 2026-06-15
   days on market $599,999 Active 60 DOM
3. 2026-06-13
   days on market $599,999 Active 58 DOM
4. 2026-06-13
   pricedays on market $599,999 Active 57 DOM
5. 2026-06-09
   days on market $614,999 Active 54 DOM
6. 2026-06-08
   days on market $614,999 Active 53 DOM
7. 2026-06-07
   days on market $614,999 Active 52 DOM
8. 2026-06-04
   days on market $614,999 Active 49 DOM
9. 2026-06-03
   days on market $614,999 Active 48 DOM
10. 2026-06-02
    days on market $614,999 Active 47 DOM
11. 2026-06-01
    days on market $614,999 Active 46 DOM
12. 2026-05-31
    days on market $614,999 Active 45 DOM
13. 2026-04-16
    listed $620,000 Active
14. 2013-04-29
    soldstatus $269,000 Sold
15. 2013-04-29
    soldstatus $269,000
16. 2013-04-15
    status Pending
17. 2013-04-06
    status Pending Inspection
18. 2012-10-03
    listed $270,000 Active
19. 2011-07-07
    historical
20. 2011-06-03
    soldstatus $260,900 Sold
21. 2011-03-05
    status Pending
22. 2011-02-11
    listed $260,900 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: $5,653 · $471/mo
• Projected year-2 tax: $5,880 · $490/mo
• Expected delta: +$227/yr (+$19/mo · 4.0%)

ⓘ 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 2/10 Low 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,363
• − Mortgage interest: −$33,609
• − Property taxes: −$5,653
• − Insurance: −$3,000
• − Repairs & maintenance: −$2,829
• − Management: −$2,829
• − HOA: −$384
• − Depreciation: −$17,455
• Taxable loss: −$30,396
• Est. tax savings @ 24.0%: +$7,295
• After-tax cash flow: $-11,563/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: Dieringer School District
• NCES district ID: 5302130
• Math proficiency: 74% ▬ 0.00%
• Reading proficiency: 81% ▲ 3.00%
• Median HH income: $94,738
• Composite: 70.73/100
• National rank: #511
• State rank: #6 of 291 in WA

Livability — Auburn

• Score: 81/100
• State rank: #75
• US rank: #1371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, WA
• County: King County · 2,251,916 people
• City population: 74,969
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 50,224
• Household income: $122,300
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1041.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Hispanic / Latino 15% Asian 14% Two or more races 13% Native American 4% Black 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Italian 3% Subsaharan African 3%
• Foreign-born: 20% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 9% Russian/Polish/Slavic 4% Other Indo-European 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: ▲ 49.75%
• Current HPI: 1554.06
• Rent YoY: ▼ -0.46%
• 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

+137.6% since first listed

10 events — show timeline

• 2026-04-16 Listed $620,000 NWMLS as Distributed by MLS Grid
• 2013-04-29 Sold (Public Records) $269,000 Public Records
• 2013-04-29 Sold (MLS) $269,000 NWMLS as Distributed by MLS Grid
• 2013-04-15 Pending — NWMLS as Distributed by MLS Grid
• 2013-04-06 Pending — NWMLS as Distributed by MLS Grid
• 2012-10-03 Listed $270,000 NWMLS as Distributed by MLS Grid
• 2011-07-07 Delisted — NWMLS as Distributed by MLS Grid
• 2011-06-03 Sold (MLS) $260,900 NWMLS as Distributed by MLS Grid
• 2011-03-05 Pending — NWMLS as Distributed by MLS Grid
• 2011-02-11 Listed $260,900 NWMLS as Distributed by MLS Grid

Property tax history

+10.8%/yr

Latest (2026): $5,653 · -1.3% YoY. Source: county tax records.