1125 63rd St SE Unit 14-C · Auburn, WA 98092

$400,000

3 bd · 3.0 ba · 1,372 sqft · Townhouse public records · 12 Days on market

Built 2001 4,240 sqft lot Est $509k · 21% under $502/mo HOA · 17% of rent

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.3/10.0

Listing remarks

Welcome to Lakeland Hills—one of Auburn’s best-kept secrets. This picturesque community offers parks, miles of walking trails, and convenient access to shopping and everyday amenities - blending peaceful suburban living with unbeatable convenience. This beautifully maintained end-unit townhome is truly turnkey, featuring fresh interior paint and brand-new carpet throughout. The open, airy floorplan is enhanced by high ceilings and an abundance of windows, filling the home with natural light. A flexible layout offers versatile living spaces to suit your lifestyle. Retreat to the spacious primary suite, complete with a full bath and an oversized walk-in closet. Enjoy your morning

Key facts

• $502 HOA
• Garage
• Built 2001

Property features AI

Finance

• Other: Building name: Foxwood At Lakeland Condo; Multi-family structure with 3 stories and 3 units in building; Bus service nearby (route 497)
• Financial info: Acceptable financing: Cash, Conventional, FHA, State Bond, VA Loan
• HOA & community: Monthly HOA fee of $502; HOA includes common area maintenance and lawn service; Association: Nova Association; Community of 65 units; Pets allowed per remarks

Exterior

• Parking: Individual garage; Garage included
• Utilities: Electric service; Electric water heater located in garage; City water (City of Bonney Lake); City sewer (City of Auburn); Power by PSE; Cable and internet via Comcast
• Home design: Attached condominium; Condo arranged on three levels; Entry at main level; End unit
• Construction: Brick and metal/vinyl construction; Composition roof
• Exterior features: Brick and metal/vinyl exterior; Curbs, paved surfaces and sidewalks; Unit has views

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range; Electric cooking
• Bedrooms: 3 bedrooms (all on upper level); End unit with primary bath
• Flooring: Ceramic tile; Laminate; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathtubs; 2 showers
• Heating & cooling: Wall furnace heating; No central air conditioning
• Interior features: Vaulted ceilings; Fireplace (electric); Walk-in closets; Water heater; Cooking is electric
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer hookups provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $-778 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (25.1% below list).
• Recommended offer: $263k (34.3% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.7% in Auburn — 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 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.
• Auburn School District (urban): math 47% / reading 56% proficiency, ranked #125 of 291 in WA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lakeland Hills Elementary (536 students, 35% FRL); Auburn Riverside High School (1,909 students, 50% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents soft (-0.5%/yr); 296 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $106k; list at $400k implies a 277% gain — meaningful room to come down on a strong offer.

Recommended offer $262,603 (34.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.33%
• DSCR: 0.63
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $509,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 63RD St SE Unit C	0.04mi	3/2.5	1,372 (0%)	3mo	$375,000	$273	94
1111 62nd St SE Unit 23C	0.05mi	3/2.5	1,372 (0%)	14mo	$399,950	$292	84
1131 62nd St SE Unit A	0.04mi	2/2.5 (-1)	1,282 (-7%)	4mo	$393,450	$307	77
1133 63rd St SE Unit A	0.01mi	2/2.5 (-1)	1,282 (-7%)	11mo	$399,950	$312	72
6618 Elizabeth Ave SE	0.33mi	3/2.5	1,305 (-5%)	11mo	$549,950	$421	65
1413 60th St SE Unit B	0.20mi	2/2.0 (-1)	1,233 (-10%)	3mo	$399,950	$324	62
6008 Nathan Way SE Unit C	0.25mi	2/2.0 (-1)	1,233 (-10%)	1mo	$457,000	$371	62
1210 63rd St SE Unit B	0.06mi	3/2.5	1,548 (+13%)	15mo	$437,450	$283	61
6021 Marshall Ave SE Unit D	0.11mi	2/2.0 (-1)	1,226 (-11%)	13mo	$470,000	$383	57
1405 60th St SE Unit B	0.19mi	2/2.0 (-1)	1,166 (-15%)	3mo	$449,000	$385	55
6112 Nathan Way SE Unit B	0.16mi	2/2.0 (-1)	1,233 (-10%)	14mo	$500,000	$406	55
1419 60th St SE Unit B	0.23mi	2/2.0 (-1)	1,166 (-15%)	0mo	$435,000	$373	55

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: 17.6%
• Equity multiple: 2.43×
• Total profit: $159,810
• Equity at exit: $360,352

10-year hold

• IRR: 16.0%
• Equity multiple: 5.41×
• Total profit: $494,399
• Equity at exit: $777,112

Cash invested: $112,000 (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: 296
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,997 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$379 /mo · $4,549/yr
• Insurance: −$167
• HOA: −$502
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-778

Break-even live

Break-even rent $3,982

Max offer price $262,603

Occupancy floor —

Sensitivity live

Price	-10% $-551	-5% $-665	+0% $-778	+5% $-891	+10% $-1,004
Rent	-10% $-1,015	-5% $-896	+0% $-778	+5% $-659	+10% $-541
Rate	-1.0pp $-576	-0.5pp $-676	base $-778	+0.5pp $-881	+1.0pp $-987

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 62nd St SE Unit 18B Auburn, WA	2.0	1.5	1285	$2,695	$2.10	2d	1	0.05mi
1105 63rd St SE Unit C Auburn, WA	3.0	2.5	1372	$4,000	$2.92	0d	1	0.06mi
5909 Panorama Dr SE Unit 11-103 Auburn, WA	2.0	2.5	1727	$2,750	$1.59	44d	1	0.29mi
6170 Terrace View Ln SE Auburn, WA	1.0–3.0	1.0–2.0	956	$2,551	$2.67	0d	36	0.56mi
7101 Lindsay Ave SE Auburn, WA	1.0–2.0	1.0–1.5	853	$2,052	$2.40	0d	20	0.61mi
6821 Udall Pl SE Auburn, WA	1.0–3.0	1.0–2.0	923	$2,645	$2.87	0d	28	0.69mi
6106 Alexander Ave SE Auburn, WA	3.0	2.5	1541	$2,800	$1.82	0d	1	0.71mi
2705 67th Ct SE Auburn, WA	3.0	3.0	1458	$2,995	$2.05	11d	1	0.96mi
703 47th St SE Auburn, WA	2.0	1.0–2.0	781	$1,970	$2.52	3d	7	1.03mi
4716 Mill Pond Dr SE Apt 1001 Auburn, WA	3.0	2.5	1673	$2,900	$1.73	12d	1	1.08mi
4704 Mill Pond Dr SE #213 Auburn, WA	2.0	2.0	1142	$2,750	$2.41	3d	1	1.13mi
508 4th Ave SE Pacific, WA	2.0	1.0	885	$2,100	$2.37	25d	1	1.40mi

HOA detail

• Monthly dues: $502 · $6,024/yr

Listing history 14 events

1. 2026-05-20
   status Pending
2. 2026-05-20
   status Pending
3. 2026-05-07
   listed $400,000 Active
4. 2026-05-07
   listed $400,000 Active
5. 2012-07-30
   historical
6. 2012-07-27
   soldstatus $106,000 Sold
7. 2012-06-27
   status Pending
8. 2012-06-18
   status Pending Inspection
9. 2012-06-12
   price $114,900
10. 2012-05-15
    price $129,900
11. 2012-04-14
    price $139,900
12. 2012-03-16
    price $159,900
13. 2012-02-14
    listed $174,900 Active
14. 2001-12-20
    listed

ⓘ 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: $4,549 · $379/mo
• Projected year-2 tax: $4,549 · $379/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 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 · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,964
• − Mortgage interest: −$22,406
• − Property taxes: −$4,549
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − HOA: −$6,024
• − Depreciation: −$11,636
• Taxable loss: −$16,406
• Est. tax savings @ 24.0%: +$3,937
• After-tax cash flow: $-5,396/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: Auburn School District
• NCES district ID: 5300300
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $58,048
• Composite: 46.73/100
• National rank: #5240
• State rank: #125 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

+128.7% since first listed

14 events — show timeline

• 2026-05-20 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-20 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-07 Listed $400,000 NWMLS as Distributed by MLS Grid
• 2026-05-07 Listed $400,000 NWMLS as Distributed by MLS Grid
• 2012-07-30 Delisted — NWMLS as Distributed by MLS Grid
• 2012-07-27 Sold (MLS) $106,000 NWMLS as Distributed by MLS Grid
• 2012-06-27 Pending — NWMLS as Distributed by MLS Grid
• 2012-06-18 Pending — NWMLS as Distributed by MLS Grid
• 2012-06-12 Price Changed $114,900 NWMLS as Distributed by MLS Grid
• 2012-05-15 Price Changed $129,900 NWMLS as Distributed by MLS Grid
• 2012-04-14 Price Changed $139,900 NWMLS as Distributed by MLS Grid
• 2012-03-16 Price Changed $159,900 NWMLS as Distributed by MLS Grid
• 2012-02-14 Listed $174,900 NWMLS as Distributed by MLS Grid
• 2001-12-20 Listed — NWMLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2026): $4,549 · +1.4% YoY. Source: county tax records.