10628 63RD Street Ct E #45 · North Puyallup, WA
Flood risk 7/10 · Major
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.78%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $604 – $1,122
Heat risk 3/10 · Minor
- Hot days now (above 89°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 7/10 · Major
- Unhealthy air days now
- 11 days/yr
- Unhealthy air days in 30 yrs
- 12 days/yr
Risk factors via First Street. Map © Google.
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 +13.6/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +5.4/10.0
- Livability +4.2/5.0
- Condition / age +4.0/5.0
- Rent growth +3.6/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -6.7
$79,500
10628 63RD Street Ct E #45 · North Puyallup, WA 98372
2 bd · 2.0 ba · 1,120 sqft · Manufactured
public records
Manufactured home
Built 1969
$71/sqft
· 14% below area
Est $92k · 14% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
* NOW OFFERING 2 MONTHS OF PAID LOT RENT * Lot rent is currently $1,194 Rare and beautifully remodeled home right on the river! The master suite boasts river views from your very own balcony and deck. Enjoy private river walk access from your backyard. This home has a large open concept living room and kitchen, with a huge quartz island, all the cabinets you will need, and a dining room on the side. Master bedroom includes a walk in closet and full bathroom. Another bedroom and 3/4 bathroom right across the hall await you, along with a separate laundry room with a washer and dryer included. And don't forget the AC that is installed for these upcoming hot summer months!
Key facts
- Huge quartz island
- Walk in closet
- River views
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $616 ($7k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $80k).
- Cap rate 16.6% vs local median 3.8% in North Puyallup — 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 85/100 on livability (#25 in WA, #468 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+; Watch: employment C-.
- Puyallup School District (suburban): math 53% / reading 66% proficiency, ranked #52 of 291 in WA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: Stewart Elementary (345 students, 68% FRL); Edgemont Jr High (521 students, 38% FRL); Puyallup High School (1,701 students, 38% FRL) — zoned schools average 48% FRL vs 27% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising fast (+4.5%/yr); 275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 101d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $550 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 + 4.5% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
- 3 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 $29k; list at $80k implies a 174% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Watch-outs: flood insurance adds $66/mo.
- Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$79,500
Questions for the listing agent
- Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.96% ✓
- Cap rate
- 16.60%
- Cash-on-cash
- 36.80%
- DSCR
- 2.64
- GRM
- 4.2
CMA / ARV
- ARV (median comp)
- $92,047
- List price
- $79,500
- Delta
- -7.66%
- Verdict
- FAIR
- Comps
- 11 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10524 63rd Street Ct E #51 | 0.03mi | 2/2.0 | 1,147 (+2%) | 7mo | $122,000 | $106 | 88 |
| 6312 107th Ave E #56 | 0.02mi | 2/2.0 | 1,152 (+3%) | 13mo | $72,500 | $63 | 83 |
| 10701 63rd St E | 0.03mi | 2/2.0 | 1,140 (+2%) | 15mo | $60,000 | $53 | 83 |
| 10516 63rd Street Ct E #53 | 0.04mi | 2/2.0 | 1,109 (-1%) | 18mo | $80,000 | $72 | 82 |
| 10522 60th Street Ct E | 0.13mi | 2/2.0 | 1,056 (-6%) | 6mo | $84,950 | $80 | 80 |
| 10517 60th Street Ct E #164 | 0.16mi | 2/2.0 | 1,119 (-0%) | 16mo | $59,000 | $53 | 79 |
| 10805 62nd Street Ct E #3 | 0.11mi | 2/2.0 | 1,060 (-5%) | 11mo | $94,000 | $89 | 77 |
| 10515 60th Street Ct E #165 | 0.15mi | 2/2.0 | 1,052 (-6%) | 14mo | $30,000 | $29 | 71 |
| 10720 60th Street Ct E #145 | 0.13mi | 2/2.0 | 966 (-14%) | 3mo | $35,000 | $36 | 69 |
| 10518 60th Street Ct E | 0.14mi | 2/2.0 | 1,248 (+11%) | 14mo | $45,000 | $36 | 63 |
| 10715 63rd Street Ct E #38 | 0.07mi | 3/2.0 (+1) | 1,252 (+12%) | 14mo | $118,000 | $94 | 61 |
| 5705 113th Ave E #68 | 0.60mi | 3/2.0 (+1) | 1,008 (-10%) | 13mo | $62,000 | $62 | 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 · 4.46% rent growth · sell at horizon
5-year hold
- IRR
- 30.2%
- Equity multiple
- 2.29×
- Total profit
- $28,747
- Equity at exit
- $11,854
10-year hold
- IRR
- 38.4%
- Equity multiple
- 4.85×
- Total profit
- $85,648
- Equity at exit
- $6,874
Cash invested: $22,260 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 16 active · 5 under contract
- Months of supply
- 16.0 mo (6%/mo absorbed)
- Median asking
- $83,955 ($71/sqft)
- Median days on market
- 301 d
- This list price
- 44% of active listings are priced below it
- ARV vs active asking
- +16.3% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 98372
- Rents YoY
- 4.5%
- Active inventory
- 275
- Price-to-rent
- 4.2×
Monthly cashflow live
↻
- Estimated rent
- $1,559 high interval (Pro) →
- Mortgage (P&I)
- −$417
- Tax est. 1.5%
- −$99 /mo · $1,192/yr
- Insurance
- −$33
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$327
- Net cashflow
- $616
Break-even live
Break-even rent
$780
Max offer price
$79,500
Occupancy floor
55%
Sensitivity live
| Price | -10% $671 | -5% $644 | +0% $616 | +5% $589 | +10% $561 |
|---|---|---|---|---|---|
| Rent | -10% $493 | -5% $555 | +0% $616 | +5% $678 | +10% $739 |
| Rate | -1.0pp $656 | -0.5pp $636 | base $616 | +0.5pp $596 | +1.0pp $575 |
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
- $19,875
- Closing costs
- $2,385
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1027 N Meridian Puyallup, WA | 2.0 | 1.0 | 865 | $1,750 | $2.02 | 2d | 3 | 0.16mi |
| 513 5th St NE Puyallup, WA | 3.0 | 1.0 | 1140 | $2,575 | $2.26 | 139d | 1 | 0.33mi |
| 735 2nd St NW Unit 1 Puyallup, WA | 2.0 | 1.0 | 837 | $1,650 | $1.97 | 10d | 1 | 0.38mi |
| 501 2nd Ave NE Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 1506 | $2,299 | $1.53 | 139d | 17 | 0.40mi |
| 425 4th St NE Apt A6 Puyallup, WA | 2.0 | 1.5 | 940 | $1,895 | $2.02 | 18d | 1 | 0.42mi |
| 501 2nd St NE Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 783 | $2,245 | $2.87 | 3d | 5 | 0.42mi |
| 5517 108th Avenue Ct E Unit 5517 Puyallup, WA | 2.0 | 1.0 | 864 | $1,725 | $2.00 | 139d | 1 | 0.43mi |
| 425 4th St NE Unit B2 Puyallup, WA | 2.0 | 1.5 | 940 | $2,095 | $2.23 | 46d | 1 | 0.43mi |
| 425 4th St NE Apt B1 Puyallup, WA | 2.0 | 1.5 | 940 | $2,095 | $2.23 | 89d | 1 | 0.43mi |
| 407 Valley Ave NE Puyallup, WA | 1.0–3.0 | 1.0–2.0 | 923 | $2,184 | $2.37 | 46d | 1 | 0.53mi |
| 6808 112th Ave E Unit B Puyallup, WA | 3.0 | 1.5 | 1400 | $2,300 | $1.64 | 139d | 1 | 0.55mi |
| 509 Valley Ave NE Puyallup, WA | 2.0–3.0 | 2.5 | 1471 | $2,421 | $1.65 | 0d | 11 | 0.56mi |
| 721 2nd Ave NE Puyallup, WA | 2.0 | 1.5 | 1000 | $1,895 | $1.90 | 120d | 1 | 0.56mi |
| 719 2nd Ave NE Apt 2 Puyallup, WA | 2.0 | 1.5 | 1000 | $1,895 | $1.90 | 100d | 1 | 0.57mi |
| 120 5th St NE Unit 1 Puyallup, WA | 1.0 | 1.0 | 726 | $1,595 | $2.20 | 139d | 1 | 0.59mi |
| 5309 107th Avenue Ct E Puyallup, WA | 3.0 | 2.0 | 1289 | $1,700 | $1.32 | 7d | 1 | 0.59mi |
| 312 5th Ave NW Apt 5 Puyallup, WA | 3.0 | 1.0 | 1000 | $2,200 | $2.20 | 18d | 1 | 0.62mi |
| 609 5th Ave NW Puyallup, WA | 3.0 | 1.0 | 1300 | $2,500 | $1.92 | 37d | 1 | 0.73mi |
| 210 W Pioneer #314 Puyallup, WA | 1.0 | 1.0 | 770 | $1,795 | $2.33 | 4d | 1 | 0.83mi |
| 344 7th St SE Puyallup, WA | 2.0 | 1.0 | 800 | $1,650 | $2.06 | 139d | 2 | 0.83mi |
| 344 7th St SE Unit 20 Puyallup, WA | 2.0 | 1.0 | 800 | $1,650 | $2.06 | 120d | 1 | 0.83mi |
| 4908 110th Avenue Ct E #3 Edgewood, WA | 3.0 | 2.0 | 1100 | $2,395 | $2.18 | 84d | 1 | 0.83mi |
| 335 3 St SE Apt 1 Puyallup, WA | 2.0 | 1.0 | 1158 | $1,900 | $1.64 | 29d | 1 | 0.83mi |
| 4908 110th Ave Ct E Edgewood, WA | 3.0 | 2.0 | 1100 | $2,395 | $2.18 | 113d | 1 | 0.83mi |
| 344 7th St SE Unit 8 Puyallup, WA | 2.0 | 1.0 | 800 | $1,595 | $1.99 | 120d | 1 | 0.83mi |
| 123 12th St SE Puyallup, WA | 3.0 | 1.0 | 1288 | $2,700 | $2.10 | 18d | 1 | 0.84mi |
| 803 9th St NW Unit 803 Puyallup, WA | 2.0 | 1.0 | 800 | $1,775 | $2.22 | 115d | 1 | 0.84mi |
| 403 4th Ave SE Puyallup, WA | 3.0 | 2.5 | 1184 | $2,840 | $2.40 | 94d | 1 | 0.87mi |
| 10710 48th St E Unit A Edgewood, WA | 2.0 | 1.0 | 898 | $2,295 | $2.56 | 139d | 1 | 0.91mi |
| 1617 E Main Puyallup, WA | 1.0–2.0 | 1.0–2.0 | 930 | $2,065 | $2.22 | 0d | 36 | 0.92mi |
| 507 10th St SE Puyallup, WA | 2.0 | 1.0 | 795 | $2,695 | $3.39 | 18d | 1 | 0.95mi |
| 4729 114th Ave E Edgewood, WA | 2.0 | 1.0 | 800 | $1,995 | $2.49 | 115d | 1 | 0.98mi |
| 4727 114th Ave E Edgewood, WA | 2.0 | 1.0 | 800 | $1,995 | $2.49 | 115d | 1 | 0.99mi |
| 813 W Main Puyallup, WA | 1.0 | 1.0 | 700 | $1,600 | $2.29 | 139d | 1 | 1.00mi |
| 1017 13th Street Ct NW Puyallup, WA | 3.0 | 2.0 | 1250 | $2,200 | $1.76 | 139d | 1 | 1.05mi |
| 508 11th St NW Apt F Puyallup, WA | 2.0 | 1.0 | 1037 | $1,800 | $1.74 | 33d | 1 | 1.05mi |
| 508 11th St NW Apt G Puyallup, WA | 2.0 | 1.0 | 1037 | $2,100 | $2.03 | 4d | 1 | 1.05mi |
| 508 11th St NW Puyallup, WA | 2.0 | 1.0 | 1037 | $2,000 | $1.93 | 139d | 1 | 1.05mi |
| 508 11th St NW Unit H Puyallup, WA | 2.0 | 1.0 | 1037 | $1,800 | $1.74 | 112d | 1 | 1.05mi |
| 601 5th St SW Unit C Puyallup, WA | 2.0 | 2.5 | 1450 | $2,450 | $1.69 | 100d | 1 | 1.09mi |
Property features AI
Finance
- Other
- Small annual tax amount (recorded)Buyer brokerage compensation: 3%
- Financial info
- Listing terms: Cash, Conventional, Owner will carry
- HOA & community
- Senior community (senior exemption)Park name: Golden Rose - Calam PropertiesPets allowed subject to restrictionsLand lease: $1,522
Exterior
- Parking
- Carport
- Utilities
- Community water
- Home design
- Manufactured home (double wide)Model: ELCAROne levelUpdated/Remodeled conditionManufactured after 06/15/1976: No (per record)
- Construction
- Cement construction materialComposition roofTie down foundationManufactured house structure
- Exterior features
- Cement/concrete exteriorOpen space lotCommunity waterfront/private beach accessCommunity amenities: clubhouse, common area, exercise room, trailsHas viewPatio/Porch/Deck
Interior
- Kitchen
- DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
- Bedrooms
- 2 bedrooms
- Flooring
- Vinyl plank
- Bathrooms
- 1 full bath1 three-quarter bath1 bathtub1 shower
- Heating & cooling
- Ductless heatingDuctless coolingElectric energy source
- Interior features
- Updated/remodeled interiorDrapesPatio/Porch/DeckWalk-in closetDining roomEntryKitchen with eating spaceLiving roomHas heating and cooling (ductless)
- Laundry & utility
- WasherDryer
Listing history 50 events
-
2026-09-22pricedays on market $79,500 Active
-
2026-09-20days on market $84,995 Active 138 DOM
-
2026-09-19days on market $84,995 Active 137 DOM
-
2026-09-18days on market $84,995 Active 136 DOM
-
2026-09-17days on market $84,995 Active 135 DOM
-
2026-09-16days on market $84,995 Active 134 DOM
-
2026-09-15days on market $84,995 Active 133 DOM
-
2026-09-14days on market $84,995 Active 132 DOM
-
2026-09-13days on market $84,995 Active 131 DOM
-
2026-09-12days on market $84,995 Active 130 DOM
-
2026-09-11days on market $84,995 Active 129 DOM
-
2026-09-05days on market $84,995 Active 123 DOM
-
2026-09-04days on market $84,995 Active 122 DOM
-
2026-09-03days on market $84,995 Active 121 DOM
-
2026-08-31days on market $84,995 Active 118 DOM
-
2026-08-30days on market $84,995 Active 117 DOM
-
2026-08-29days on market $84,995 Active 116 DOM
-
2026-08-28days on market $84,995 Active 115 DOM
-
2026-08-27days on market $84,995 Active 114 DOM
-
2026-08-25days on market $84,995 Active 112 DOM
-
2026-08-24days on market $84,995 Active 111 DOM
-
2026-08-23days on market $84,995 Active 110 DOM
-
2026-08-22days on market $84,995 Active 109 DOM
-
2026-08-21days on market $84,995 Active 108 DOM
-
2026-08-20days on market $84,995 Active 107 DOM
-
2026-08-19days on market $84,995 Active 106 DOM
-
2026-08-18days on market $84,995 Active 105 DOM
-
2026-08-17days on market $84,995 Active 104 DOM
-
2026-08-16days on market $84,995 Active 103 DOM
-
2026-08-15days on market $84,995 Active 102 DOM
-
2026-08-14days on market $84,995 Active 101 DOM
-
2026-08-13days on market $84,995 Active 100 DOM
-
2026-08-12days on market $84,995 Active 99 DOM
-
2026-08-11days on market $84,995 Active 98 DOM
-
2026-08-10days on market $84,995 Active 97 DOM
-
2026-08-09days on market $84,995 Active 96 DOM
-
2026-08-08days on market $84,995 Active 95 DOM
-
2026-08-06days on market $84,995 Active 93 DOM
-
2026-08-05days on market $84,995 Active 92 DOM
-
2026-08-04days on market $84,995 Active 91 DOM
-
2026-08-03days on market $84,995 Active 90 DOM
-
2026-07-31days on market $84,995 Active 87 DOM
-
2026-07-30days on market $84,995 Active 86 DOM
-
2026-07-30days on market $84,995 Active 85 DOM
-
2026-07-28days on market $84,995 Active 84 DOM
-
2026-07-26days on market $84,995 Active 82 DOM
-
2026-07-24days on market $84,995 Active 80 DOM
-
2026-07-23days on market $84,995 Active 79 DOM
-
2026-07-22days on market $84,995 Active 78 DOM
-
2026-07-21days on market $84,995 Active 77 DOM
ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 3/10 Moderate 7 d/yr ≥89°F today · 16 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,714
- − Mortgage interest
- −$4,453
- − Property taxes
- −$1,192
- − Insurance
- −$1,195
- − Repairs & maintenance
- −$1,497
- − Management
- −$1,497
- − Depreciation
- −$2,313
- Taxable income
- $6,566
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,576
- After-tax cash flow
- $5,818/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 · 9 photos
80/100
Cosmetic rehab
Est. rehab $5,600–$16,800 screening
This remodeled manufactured home is in good condition with minimal repairs needed. Fresh paint and landscaping maintenance would significantly enhance its curb appeal and value.
Components & finishes AI
Roof metal · good
Flooring laminate
Value-add opportunities
- Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Landscaping maintenance — Well-maintained landscaping improves curb appeal and adds value. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
Elementary
Stewart Elementary
Middle
Kalles Junior High
High
Puyallup High School
Schools (NCES district)
- District
- Puyallup School District
- NCES district ID
- 5306960
- Math proficiency
- 53% ▬ 0.00%
- Reading proficiency
- 66% ▬ 0.00%
- Median HH income
- $68,291
- Composite
- 54.01/100
- National rank
- #3006
- State rank
- #52 of 291 in WA
A
Composite livability gradescore 85/100
Livability — North Puyallup
- Score
- 85/100
- State rank
- #25
- US rank
- #468
Category grades
Amenities A+
Commute C+
Cost of living B
Crime A+
Employment C-
Housing A+
Health & safety A+
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- North Puyallup, WA
- County
- Pierce County · 956,648 people
- Metro
- Seattle-Tacoma-Bellevue, WA
- Population (ZIP)
- 26,012
- Household income
- $98,152
- Rent vs Own
- Severe rent burden
- 8% of renters
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 (73%)
- Race & ethnicity
- White 73% Two or more races 10% Hispanic / Latino 8% Asian 6% Black 3% Pacific Islander 1%
- Hispanic origin (detail)
- Mexican 5% Puerto Rican 1%
- Common ancestry
- Lithuanian 4% Romanian 4% Subsaharan African 3%
- Foreign-born
- 13% · Canada, South Korea, China
- Languages at home
- 81% English-only · Russian/Polish/Slavic 5% Spanish 4% Other Asian/Pacific 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
- ▼ -283.81%
- Current HPI
- 309.7871
- Rent YoY
- ▲ 4.46%
- 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 |
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| Technology / Retail | 1 | $638B |
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| Technology | 1 | $245B |
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| Telecommunications | 1 | $38B |
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| Food / Beverage | 1 | $36B |
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| Automotive / Trucks | 1 | $34B |
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Price history
+536.0% since first listed8 events — show timeline
- 2026-09-22 Listed $79,500 NWMLS as Distributed by MLS Grid
- 2021-08-03 Sold (MLS) $29,000 NWMLS as Distributed by MLS Grid
- 2021-07-13 Pending — NWMLS as Distributed by MLS Grid
- 2021-06-29 Price Changed $39,000 NWMLS as Distributed by MLS Grid
- 2021-06-16 Price Changed $44,900 NWMLS as Distributed by MLS Grid
- 2021-05-28 Listed $49,900 NWMLS as Distributed by MLS Grid
- 2000-05-18 Sold (MLS) $12,500 NWMLS as Distributed by MLS Grid
- 2000-04-17 Listed $12,500 NWMLS as Distributed by MLS Grid
Property tax history
-2.8%/yrLatest (2026): $61 · +22.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…