111 99th St S #11 · Tacoma, WA 98444

$84,950

2 bd · 2.0 ba · 956 sqft · Manufactured public records · 83 Days on market

Built 1991 $89/sqft · 45% below area Est $154k · 45% under

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Why this score? — see what drove the A 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 +15.0/15.0
• 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
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

New Price and Motivated Seller! Welcome to Crystal Vista Park with easy access to freeways and amenities. This 2 bed 2 bath home gives you plenty of living space as well as storage. With an attached covered carport and enclosed patio, you have privacy and protection from weather. The interior has ample space for a dining area and living room, including A/C to keep you comfortable. Appliances to stay, plus a new roof was installed in 2021 with all new sheeting and plywood, giving you peace of mind. Come and see how convenient living can be! Monthly rent is $1099 and includes water, sewer and garbage.

Key facts

• New roof installed
• Enclosed patio
• Built 1991

Tags

• EASY ACCESS TO FREEWAYS
• ATTACHED COVERED CARPORT
• ENCLOSED PATIO
• AMPLE SPACE FOR DINING AREA
• NEW ROOF INSTALLED

🏷️ Possibly a rental listed for sale. The $84,950 price doesn't fit this home's estimated sale value (~$153,976) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.9% in Tacoma — 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 78/100 on livability (#127 in WA, #2,535 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,853 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.00% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.16%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $153,976
• List price: $84,950
• Delta: -44.83%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 53.7%
• Equity multiple: 4.97×
• Total profit: $94,351
• Equity at exit: $76,530

10-year hold

• IRR: 47.2%
• Equity multiple: 11.08×
• Total profit: $239,767
• Equity at exit: $165,039

Cash invested: $23,786 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$445
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $756

Break-even live

Break-even rent $741

Max offer price $84,950

Occupancy floor 50%

Sensitivity live

Price	-10% $805	-5% $781	+0% $756	+5% $732	+10% $708
Rent	-10% $622	-5% $689	+0% $756	+5% $824	+10% $891
Rate	-1.0pp $799	-0.5pp $778	base $756	+0.5pp $734	+1.0pp $712

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: $21,238
• Closing costs: $2,548
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 104th St E Tacoma, WA	3.0	1.0	990	$2,285	$2.31	5d	1	0.36mi
10419 Barnes Ln S Unit 1/2 Tacoma, WA	2.0	1.5	900	$2,100	$2.33	44d	1	0.71mi
10925 Park Ave S Tacoma, WA	2.0	1.0	709	$1,775	$2.50	25d	5	0.72mi
10925 Park Ave S Tacoma, WA	3.0	1.0–2.0	838	$1,880	$2.24	0d	11	0.72mi
8624 Pacific Ave S Apt 6 Tacoma, WA	2.0	1.5	900	$1,475	$1.64	3d	1	0.78mi
1111 99th Street Ct E Tacoma, WA	1.0–2.0	1.0	775	$1,450	$1.87	44d	4	0.83mi
416 111th St Ct E Tacoma, WA	1.0–3.0	1.0–2.0	925	$2,038	$2.20	0d	51	0.84mi
8445 Pacific Ave Tacoma, WA	1.0–2.0	1.0–2.0	820	$1,975	$2.41	0d	2	0.85mi
8402 S C St Tacoma, WA	2.0	2.5	1058	$1,886	$1.78	0d	1	0.89mi
1106 106th St E Tacoma, WA	2.0	1.0	1100	$2,175	$1.98	44d	1	0.95mi
150 S 84th St Unit B Tacoma, WA	2.0	1.0	1000	$1,700	$1.70	3d	1	0.95mi
806 112th St E Parkland, WA	1.0–2.0	1.0–2.0	800	$1,500	$1.88	44d	1	0.98mi
11424 A St S Tacoma, WA	2.0	1.0	925	$1,750	$1.89	44d	1	1.03mi
11424 A St S Unit 202 Tacoma, WA	2.0	1.0	925	$1,450	$1.57	25d	1	1.03mi
1017 110th Street Ct E Tacoma, WA	2.0	2.0	902	$1,762	$1.95	5d	3	1.03mi
8412 E McKinley Ave Unit 7 Tacoma, WA	1.0	1.0	784	$1,150	$1.47	25d	1	1.05mi
8402 E McKinley Ave Unit Iola Apartments-6 Tacoma, WA	1.0	1.0	700	$1,150	$1.64	25d	1	1.06mi
1015 112th St E Tacoma, WA	3.0	1.0–2.0	833	$1,938	$2.33	3d	15	1.07mi
8324 Park Ave S Tacoma, WA	1.0	1.0	680	$1,350	$1.99	18d	1	1.11mi
8015 Pacific Ave Unit 20 Tacoma, WA	2.0	1.5	1100	$1,995	$1.81	25d	1	1.18mi
1122 Lafayette St S Tacoma, WA	1.0	1.0	650	$1,450	$2.23	5d	1	1.20mi
11302 10th Avenue Ct E Tacoma, WA	3.0	1.0–2.0	869	$2,037	$2.34	5d	16	1.23mi
7843 Pacific Ave Tacoma, WA	1.0	1.0	600	$1,695	$2.83	25d	1	1.24mi
7904 Pacific Ave Tacoma, WA	1.0–2.0	1.0–2.0	647	$1,749	$2.70	0d	12	1.25mi
7823 Pacific Ave Tacoma, WA	1.0–2.0	1.0	699	$1,629	$2.33	0d	4	1.30mi
1420 112th St S Tacoma, WA	1.0	1.0	550	$1,200	$2.18	5d	1	1.31mi
702 119th St S Unit B Tacoma, WA	2.0	1.0	800	$1,795	$2.24	44d	1	1.32mi
10710 17th Ave S Tacoma, WA	1.0–2.0	1.0–2.0	911	$2,025	$2.22	0d	15	1.33mi
7645 Pacific Ave Tacoma, WA	2.0	1.0	932	$1,650	$1.77	8d	2	1.36mi
1756 106th St S Tacoma, WA	1.0–2.0	1.0	662	$1,338	$2.02	0d	2	1.40mi
1627 112th St S Tacoma, WA	2.0	1.0	814	$2,195	$2.70	44d	1	1.40mi
7637 Pacific Ave Tacoma, WA	1.0–2.0	1.0–2.0	700	$1,600	$2.29	5d	6	1.41mi
9315 S Ash St Tacoma, WA	2.0	1.5	828	$1,550	$1.87	17d	1	1.41mi
7611 Pacific Ave Unit A-1 Tacoma, WA	1.0	1.0	576	$1,300	$2.26	25d	1	1.43mi
7611 Pacific Ave Unit A-1 Tacoma, WA	1.0	1.0	576	$1,300	$2.26	15d	1	1.43mi
7611 Pacific Ave Tacoma, WA	1.0	1.0	576	$1,300	$2.26	17d	1	1.43mi
323 Garfield St S Tacoma, WA	1.0	1.0	549	$1,595	$2.91	3d	3	1.44mi
7603 Pacific Ave Unit 9 Tacoma, WA	1.0	1.0	570	$1,095	$1.92	25d	1	1.45mi
7605 S C St Apt 7 Tacoma, WA	2.0	1.0	800	$1,445	$1.81	8d	1	1.45mi
7603 Pacific Ave Unit 301 Tacoma, WA	2.0	1.0	880	$1,250	$1.42	25d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $84,950 Active 83 DOM
2. 2026-06-17
   days on market $84,950 Active 82 DOM
3. 2026-06-16
   days on market $84,950 Active 81 DOM
4. 2026-06-15
   days on market $84,950 Active 80 DOM
5. 2026-06-13
   days on market $84,950 Active 78 DOM
6. 2026-06-13
   days on market $84,950 Active 77 DOM
7. 2026-06-09
   days on market $84,950 Active 74 DOM
8. 2026-06-08
   days on market $84,950 Active 73 DOM
9. 2026-06-07
   days on market $84,950 Active 72 DOM
10. 2026-06-04
    days on market $84,950 Active 69 DOM
11. 2026-06-03
    days on market $84,950 Active 68 DOM
12. 2026-06-02
    days on market $84,950 Active 67 DOM
13. 2026-06-01
    days on market $84,950 Active 66 DOM
14. 2026-05-31
    days on market $84,950 Active 65 DOM
15. 2026-04-24
    price $84,950
16. 2026-03-27
    listed $90,000 Active
17. 2022-12-09
    soldstatus $110,000 Closed
18. 2022-11-28
    status Pending
19. 2022-11-17
    price $119,000
20. 2022-10-20
    price $130,000
21. 2022-09-12
    listed $150,000 Active
22. 2014-03-03
    soldstatus $12,000 Sold
23. 2013-11-21
    status Active
24. 2013-11-15
    status Pending Inspection
25. 2013-11-05
    listed $19,500 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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 · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,380
• − Mortgage interest: −$4,759
• − Property taxes: −$1,252
• − Insurance: −$425
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$2,471
• Taxable income: $8,213
• Est. tax owed @ 24.0%: −$1,971
• After-tax cash flow: $7,107/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: 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 — Tacoma

• Score: 78/100
• State rank: #127
• US rank: #2535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tacoma, WA
• County: Pierce County · 788,257 people
• City population: 212,935
• 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

+335.6% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $84,950 NWMLS as Distributed by MLS Grid
• 2026-03-27 Listed $90,000 NWMLS as Distributed by MLS Grid
• 2022-12-09 Sold (MLS) $110,000 NWMLS as Distributed by MLS Grid
• 2022-11-28 Pending — NWMLS as Distributed by MLS Grid
• 2022-11-17 Price Changed $119,000 NWMLS as Distributed by MLS Grid
• 2022-10-20 Price Changed $130,000 NWMLS as Distributed by MLS Grid
• 2022-09-12 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2014-03-03 Sold (MLS) $12,000 NWMLS as Distributed by MLS Grid
• 2013-11-21 Relisted — NWMLS as Distributed by MLS Grid
• 2013-11-15 Pending — NWMLS as Distributed by MLS Grid
• 2013-11-05 Listed $19,500 NWMLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2026): $1,252 · +6.7% YoY. Source: county tax records.