6620 301st Street Ct S · Roy, WA 98580

$244,950

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 59 Days on market

Built 1982 1.00 ac lot Est $439k · 44% under

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Manufactureds on 1 lot! Nestled in the peaceful countryside of Roy, this property at 6620 301st St Ct S offers the perfect blend of privacy and rural charm while still being within convenient reach of nearby amenities. Enjoy easy access to local schools, shopping, and dining in the surrounding areas, with a straightforward commute to Tacoma and Joint Base Lewis-McChord. The spacious setting provides plenty of room for outdoor living, gardening, or recreational use, making it ideal for those seeking a quieter lifestyle. Surrounded by natural beauty, this location is perfect for enjoying the Pacific Northwest’s scenic landscapes. A great opportunity to own a slice of tranquility witho

Key facts

• Commute to tacoma
• Spacious setting
• Outdoor living

Tags

• EASY ACCESS TO LOCAL SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• COMMUTE TO TACOMA
• SPACIOUS SETTING
• OUTDOOR LIVING

Property features AI

Finance

• Other: Zoning: R10 (county jurisdiction)
• Financial info: Financing available: Cash, Conventional, FHA, VA

Exterior

• Parking: RV parking; No attached garage
• Security: Fully fenced
• Utilities: Electric service; Community water; Septic tank; Power provided by TPU
• Home design: Manufactured home (double wide) on land; One story
• Construction: Metal/vinyl siding; Metal roof; Built in 1982; Manufactured house (double wide)
• Exterior features: Deck; Fully fenced yard; Outbuildings; RV parking; Garden space; Secluded site

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Dining room; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.0% in Roy — 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 61/100 on livability (#443 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: crime C-, health & safety C-, amenities F.
• Bethel School District (suburban): math 47% / reading 59% proficiency, ranked #103 of 291 in WA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Roy Elementary (306 students, 50% FRL); Bethel High School (1,739 students, 53% FRL).
• Market conditions: 106 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $94k; list at $245k implies a 159% gain — meaningful room to come down on a strong offer.

Recommended offer $237,601 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $439,488
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29614 64th Ave S	0.35mi	4/2.0 (+1)	1,404 (+4%)	12mo	$389,500	$277	61
7108 294th St S	0.51mi	3/2.0	1,404 (+4%)	13mo	$599,950	$427	58
29704 68th Ave S	0.32mi	3/2.0	1,507 (+12%)	11mo	$415,000	$275	56
7103 294th St S	0.57mi	3/2.0	1,542 (+15%)	15mo	$505,000	$327	36

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-19,473
• Equity at exit: $36,523

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $9,080
• Equity at exit: $21,179

Cash invested: $68,586 (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 98580

• Home prices YoY: -17.1%
• Active inventory: 106
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,468 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$246 /mo · $2,950/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $317

Break-even live

Break-even rent $2,066

Max offer price $244,950

Occupancy floor 82%

Sensitivity live

Price	-10% $456	-5% $387	+0% $317	+5% $248	+10% $179
Rent	-10% $122	-5% $220	+0% $317	+5% $415	+10% $512
Rate	-1.0pp $441	-0.5pp $380	base $317	+0.5pp $254	+1.0pp $189

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: $61,238
• Closing costs: $7,348
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   statusdays on market $244,950 Pending 59 DOM
2. 2026-06-10
   price $244,950 Active 56 DOM
3. 2026-06-09
   days on market $249,950 Active 56 DOM
4. 2026-06-08
   days on market $249,950 Active 55 DOM
5. 2026-06-07
   days on market $249,950 Active 54 DOM
6. 2026-06-04
   days on market $249,950 Active 51 DOM
7. 2026-06-03
   days on market $249,950 Active 50 DOM
8. 2026-06-02
   days on market $249,950 Active 49 DOM
9. 2026-06-01
   days on market $249,950 Active 48 DOM
10. 2026-05-31
    days on market $249,950 Active 47 DOM
11. 2026-04-14
    listed $249,950 Active
12. 2005-12-07
    soldstatus $94,500
13. 2005-12-07
    soldstatus $94,500
14. 2005-10-24
    listed $94,500
15. 1998-04-03
    soldstatus $60,000
16. 1983-04-27
    soldstatus $16,950
17. 1980-11-01
    soldstatus $13,450
18. 1978-10-03
    soldstatus $27,000

ⓘ 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: $2,950 · $246/mo
• Projected year-2 tax: $2,950 · $246/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,619
• − Mortgage interest: −$13,721
• − Property taxes: −$2,950
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$7,126
• Taxable loss: −$142
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $3,844/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: Bethel School District
• NCES district ID: 5300480
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $65,872
• Composite: 48.66/100
• National rank: #4568
• State rank: #103 of 291 in WA

Livability — Roy

• Score: 61/100
• State rank: #443
• US rank: #18100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,472

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 (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Portuguese 5% Italian 4% Romanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -70.93%
• Current HPI: 344.1901
• 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

+825.7% since first listed

8 events — show timeline

• 2026-04-14 Listed $249,950 NWMLS as Distributed by MLS Grid
• 2005-12-07 Sold (Public Records) $94,500 Public Records
• 2005-12-07 Sold (MLS) $94,500 NWMLS as Distributed by MLS Grid
• 2005-10-24 Listed $94,500 NWMLS as Distributed by MLS Grid
• 1998-04-03 Sold (Public Records) $60,000 Public Records
• 1983-04-27 Sold (Public Records) $16,950 Public Records
• 1980-11-01 Sold (Public Records) $13,450 Public Records
• 1978-10-03 Sold (Public Records) $27,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $2,950 · +3.9% YoY. Source: county tax records.