7508 47th Ave NE #1 · Marysville, WA 98270

$90,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 15 Days on market

Built 1977 Est $141k · 36% under ↓ 10% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated double-wide in a clean 55+ community! This move-in-ready home features new carpet, LVP flooring, and a new furnace. Enjoy bright interiors with large double-pane windows, a spacious kitchen, and a living room with a cozy wood stove. The primary suite includes a walk-in jetted tub and huge closets. Exterior highlights include a large covered deck, fenced area, back-door ramp, and a storage shed with power. Parking fits two small cars plus plenty of guest street parking. Located near I-5, shopping, and bus routes. Rent: $1,200/mo + utilities. Roof (2012), fresh pressure wash. 1 mile to Ken Baxter Senior Center. Need a lender? Consider Nexa Lending.

Key facts

• New furnace
• Cozy wood stove
• New carpet

Tags

• NEW CARPET
• LVP FLOORING
• NEW FURNACE
• LARGE DOUBLE-PANE WINDOWS
• SPACIOUS KITCHEN
• COZY WOOD STOVE

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$141,120) 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 $90k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 3.0% in Marysville — 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 84/100 on livability (#43 in WA, #768 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Marysville School District (suburban): math 36% / reading 51% proficiency, ranked #177 of 291 in WA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary (425 students, 70% FRL); Marysville Getchell High School (1,498 students, 48% FRL) — zoned schools average 59% FRL vs 40% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 430 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Snohomish County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.59% ✓
• Cap rate: 23.34%
• Cash-on-cash: 60.90%
• DSCR: 3.71
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $141,120
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7508 47th Ave NE #9	0.00mi	3/2.0 (+1)	1,432 (-1%)	1mo	$86,500	$60	93
7508 47th Ave NE #20	0.00mi	3/2.0 (+1)	1,432 (-1%)	3mo	$99,950	$70	92
7508 47th Ave NE #28	0.00mi	3/2.0 (+1)	1,612 (+12%)	13mo	$135,000	$84	64
4424 84TH St NE #10	0.54mi	3/2.0 (+1)	1,512 (+5%)	8mo	$265,000	$175	54
8515 State Ave #70	0.70mi	3/2.0 (+1)	1,512 (+5%)	1mo	$148,500	$98	53
8515 State Ave #41	0.70mi	3/2.0 (+1)	1,404 (-2%)	16mo	$140,000	$100	45
4424 84th St NE #5	0.54mi	3/2.0 (+1)	1,507 (+5%)	21mo	$255,000	$169	44
8515 State Ave #4	0.70mi	2/2.0	1,244 (-14%)	3mo	$95,000	$76	42
8515 State Ave NE #74	0.70mi	3/2.0 (+1)	1,248 (-13%)	2mo	$215,000	$172	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 · 1.66% rent growth · sell at horizon

5-year hold

• IRR: 58.2%
• Equity multiple: 3.53×
• Total profit: $63,765
• Equity at exit: $13,419

10-year hold

• IRR: 62.6%
• Equity multiple: 6.87×
• Total profit: $148,012
• Equity at exit: $7,782

Cash invested: $25,200 (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 98270

• Rents YoY: 1.7%
• Active inventory: 430
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$472
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,279

Break-even live

Break-even rent $713

Max offer price $90,000

Occupancy floor 40%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7234 47th Ave NE Marysville, WA	2.0	1.0	950	$2,018	$2.12	4d	2	0.14mi
4817 76th St NE Marysville, WA	2.0	1.5	995	$1,895	$1.90	43d	1	0.20mi
7119 47th Ave NE Marysville, WA	3.0	1.0	1125	$1,950	$1.73	14d	1	0.23mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$2,025	$3.18	4d	3	0.26mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,650	$2.06	12d	3	0.31mi
7625 51st Ave NE Unit A Marysville, WA	2.0	2.5	1286	$2,195	$1.71	21d	1	0.34mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,825	$2.40	1d	3	0.34mi
4521 80th St NE Marysville, WA	1.0–2.0	1.0–1.5	881	$2,150	$2.44	4d	3	0.35mi
1266 Woodgate Ave Unit B Marysville, WA	2.0	1.0	950	$1,750	$1.84	24d	1	0.45mi
1270 Cedar Ave Unit 1 Marysville, WA	2.0	1.0	945	$1,875	$1.98	43d	1	0.51mi
4407 84th St NE Marysville, WA	3.0	2.5	1452	$3,098	$2.13	2d	20	0.58mi
1298 Beach Ave Marysville, WA	2.0	1.0	1143	$2,950	$2.58	43d	1	0.59mi
1024 Cedar Ave Apt B Marysville, WA	2.0	1.0	1020	$1,795	$1.76	43d	1	0.64mi
1345 Beach Ave Unit B Marysville, WA	3.0	2.5	1125	$2,100	$1.87	43d	1	0.66mi
1031 Cedar Ave Unit 102 Marysville, WA	3.0	2.5	1200	$2,395	$2.00	43d	1	0.67mi
5705 Grove St Apt 8 Marysville, WA	2.0	1.0	980	$1,995	$2.04	1d	1	0.68mi
1518 7th St #4 Marysville, WA	2.0	1.0	900	$1,595	$1.77	17d	1	0.74mi
4727 88th Pl NE Unit B Marysville, WA	3.0	2.0	1539	$3,450	$2.24	43d	1	0.85mi
5127 61st St NE Marysville, WA	2.0	2.0	1232	$2,795	$2.27	17d	1	0.89mi
5121 88th St NE Unit B Marysville, WA	3.0	2.0	1170	$3,500	$2.99	43d	1	0.93mi
9114 44th Dr NE #1 Marysville, WA	2.0	1.0	1006	$2,095	$2.08	24d	1	1.00mi
1926 1st St Apt C Marysville, WA	2.0	1.0	933	$1,595	$1.71	43d	1	1.02mi
6300 Grove St Unit A Marysville, WA	2.0	1.0	1005	$3,100	$3.08	43d	1	1.06mi
6514 69th St NE Marysville, WA	3.0	2.0	1317	$3,700	$2.81	43d	1	1.27mi
6110 64th St NE Marysville, WA	1.0–3.0	1.0–2.0	867	$1,885	$2.17	1d	2	1.28mi
6526 67th Pl NE Marysville, WA	3.0	2.0	1120	$3,100	$2.77	43d	1	1.32mi
5828 93rd Pl NE Marysville, WA	3.0	1.0	912	$2,000	$2.19	24d	1	1.36mi
8700 67th Ave NE Marysville, WA	2.0–3.0	2.0	999	$1,995	$2.00	4d	2	1.45mi

Listing history 12 events

1. 2026-06-18
   days on market $90,000 Active 15 DOM
2. 2026-06-17
   days on market $90,000 Active 14 DOM
3. 2026-06-16
   days on market $90,000 Active 13 DOM
4. 2026-06-15
   days on market $90,000 Active 12 DOM
5. 2026-06-13
   days on market $90,000 Active 10 DOM
6. 2026-06-09
   days on market $90,000 Active 6 DOM
7. 2026-06-08
   days on market $90,000 Active 5 DOM
8. 2026-06-07
   days on market $90,000 Active 4 DOM
9. 2026-06-04
   statusdays on marketlisting id $90,000 Active 1 DOM
10. 2026-04-07
    status Pending
11. 2026-02-17
    price $90,000
12. 2026-01-08
    listed $100,000 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: $647 · $54/mo
• Projected year-2 tax: $882 · $74/mo
• Expected delta: +$235/yr (+$20/mo · 36.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,984
• − Mortgage interest: −$5,041
• − Property taxes: −$647
• − Insurance: −$450
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$2,618
• Taxable income: $14,750
• Est. tax owed @ 24.0%: −$3,540
• After-tax cash flow: $11,807/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: Marysville School District
• NCES district ID: 5304860
• Math proficiency: 36% ▼ -1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $67,461
• Composite: 41.31/100
• National rank: #7367
• State rank: #177 of 291 in WA

Livability — Marysville

• Score: 84/100
• State rank: #43
• US rank: #768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marysville, WA
• County: Snohomish County · 786,756 people
• City population: 85,887
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 55,049
• Household income: $108,147
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1150.0

Population outlook (Snohomish County) Hauer SSP2

• Today (2025): 899,800 people
• By 2030: 960,975 · +6.8%
• By 2040: 1,074,447 · +19.4%
• By 2050: 1,171,954 · +30.2%
• By 2075: 1,384,849 · +53.9%
• By 2100: 1,497,296 · +66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 14% Asian 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 5% Italian 3% Lithuanian 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 9% Russian/Polish/Slavic 4% Tagalog/Filipino 2%

Political lean MEDSL · Snohomish

• 2024 margin: D (+19.0) · D 57.8% · R 38.9% · Other 3.3%
• 2008→2024 swing: +0.1pp no change · 2008: 18.9pp · 2024: 19.0pp
• All cycles: 2024: D+19.0 2020: D+20.6 2016: D+16.6 2012: D+16.2 2008: D+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -673.52%
• Current HPI: 321.1535
• Rent YoY: ▲ 1.66%
• 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

-10.0% since first listed

3 events — show timeline

• 2026-04-07 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2026-01-08 Listed $100,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2026): $647 · -12.2% YoY. Source: county tax records.