3715 152nd St NE #27 · Marysville, WA 98271

$119,000

3 bd · 2.0 ba · 1,626 sqft · Manufactured public records · 33 Days on market

Built 1986 $73/sqft · 51% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on market after additional seller updates! Spacious 3-bed home with big rooms, vaulted ceilings, and an open floor plan that gives the home an even larger feel. Recent updates include a water heater replacement, crawl space refreshed and cleaned out, and home re-leveling just done. Fresh interior paint, new carpet, LVP and laminate flooring, and LED lighting give it a clean, updated look. The large kitchen offers a breakfast bar, generous counter space, and tons of cabinets. Wood-burning fireplace in the living room adds a cozy touch. The primary bathroom has been fully updated and includes double sinks. All appliances stay. Composition roof is in good condition and was recently cleane

Key facts

• Double sinks
• Open floor plan
• Large kitchen

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• BREAKFAST BAR
• WOOD-BURNING FIREPLACE
• FULLY UPDATED PRIMARY BATHROOM
• DOUBLE SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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.
• Lakewood School District (suburban): math 41% / reading 55% proficiency, ranked #151 of 291 in WA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 213 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).
• This rent runs 36% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 + 2.3% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $119k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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. 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: 2.42% ✓
• Cap rate: 21.69%
• Cash-on-cash: 54.99%
• DSCR: 3.45
• GRM: 3.4

CMA / ARV

• ARV (median comp): $242,000
• List price: $119,000
• Delta: -50.83%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 3.28×
• Total profit: $75,954
• Equity at exit: $17,743

10-year hold

• IRR: 57.5%
• Equity multiple: 6.50×
• Total profit: $183,209
• Equity at exit: $10,289

Cash invested: $33,320 (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 98271

• Rents YoY: 2.3%
• Active inventory: 213
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,882 high
• Mortgage (P&I): −$624
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $1,527

Break-even live

Break-even rent $949

Max offer price $119,000

Occupancy floor 42%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14629 46th Ave NE Marysville, WA	3.0	2.5	1642	$2,850	$1.74	2d	1	0.75mi
14725 50th Dr NE #201 Marysville, WA	3.0	2.0	1118	$2,450	$2.19	2d	1	0.92mi
14701 50th Dr NE Marysville, WA	3.0	2.0	1118	$2,450	$2.19	2d	1	0.93mi
5614 147th Pl NE Marysville, WA	3.0	2.5	2062	$3,600	$1.75	44d	1	1.24mi
17505 38th Dr NE Arlington, WA	3.0	2.0	1050	$2,800	$2.67	10d	1	1.33mi
2100 172nd St NE Marysville, WA	1.0–3.0	1.0–2.0	916	$3,075	$3.36	2d	8	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $119,000 Active 33 DOM
2. 2026-06-17
   days on market $119,000 Active 32 DOM
3. 2026-06-16
   days on market $119,000 Active 31 DOM
4. 2026-06-15
   days on market $119,000 Active 30 DOM
5. 2026-06-13
   days on market $119,000 Active 28 DOM
6. 2026-06-13
   days on market $119,000 Active 27 DOM
7. 2026-06-09
   days on market $119,000 Active 24 DOM
8. 2026-06-08
   days on market $119,000 Active 23 DOM
9. 2026-06-07
   days on market $119,000 Active 22 DOM
10. 2026-06-04
    days on market $119,000 Active 19 DOM
11. 2026-06-03
    days on market $119,000 Active 18 DOM
12. 2026-06-02
    days on market $119,000 Active 17 DOM
13. 2026-06-01
    days on market $119,000 Active 16 DOM
14. 2026-05-31
    days on market $119,000 Active 15 DOM
15. 2026-03-19
    soldstatus $70,000

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$255/yr (+$21/mo · 28.0%)

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

Taxation est. · year 1

• Rental income: $34,580
• − Mortgage interest: −$6,666
• − Property taxes: −$911
• − Insurance: −$595
• − Repairs & maintenance: −$2,766
• − Management: −$2,766
• − Depreciation: −$3,462
• Taxable income: $17,414
• Est. tax owed @ 24.0%: −$4,179
• After-tax cash flow: $14,144/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: Lakewood School District
• NCES district ID: 5304260
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $63,106
• Composite: 44.45/100
• National rank: #6089
• State rank: #151 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): 30,838
• Household income: $95,654
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 929.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Two or more races 13% Hispanic / Latino 13% Native American 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 8% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

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: ▼ -666.16%
• Current HPI: 305.285
• Rent YoY: ▲ 2.30%
• 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

1 event — show timeline

• 2026-03-19 Sold (Public Records) $70,000 Public Records

Property tax history

+10.9%/yr

Latest (2026): $911 · +4.5% YoY. Source: county tax records.