6001 Mcdougall Ave · Everett, WA 98203

$392,000

3 bd · 1.0 ba · 1,730 sqft · SingleFamily public records · 14 Days on market

Built 1949 0.25 ac lot $227/sqft · 52% below area Est $527k · 26% under

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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
• Cash flow +8.0/30.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Everett living with natural light, yard space, and useful extras. This 3-bedroom, 1-bath single-family home sits on a large lot and offers a practical layout with bright interior spaces, a comfortable living area, and a shed for added storage. Built in 1949, the home carries a different charm and construction feel than newer builds, giving buyers a more established setting with room to update, use, or improve over time. The lot size is a standout, with public sites showing around 0.25 acres / 10,890 sq ft, giving space for outdoor use, parking, gardening, or future possibilities subject to local rules. Located near Broadway, Everett Mall Way, local shopping, dining, schools, parks, and comm

Key facts

• Large lot
• Local shopping
• Yard space

Tags

• YARD SPACE
• LARGE LOT
• BRIGHT INTERIOR SPACES
• SHED FOR ADDED STORAGE
• LOCAL SHOPPING
• LOCAL DINING

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional, FHA, VA

Exterior

• Parking: Attached garage with covered parking for 2 vehicles
• Utilities: Electric energy source; Public water; Sewer available
• Home design: Single-family residence; One story with basement; Built on lot; Facing information not provided
• Construction: Wood construction; Composition roof; Effective year built: 1949; Finished basement
• Exterior features: Wood exterior

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile; Laminate; Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $392k.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (27.6% below list).
• Recommended offer: $284k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.5% in Everett — 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 73/100 on livability (#199 in WA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A, health & safety A; Watch: crime D+, amenities F, cost of living F.
• Everett School District (urban): math 60% / reading 72% proficiency, ranked #26 of 291 in WA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lowell Elementary (558 students, 64% FRL); Evergreen Middle School (909 students, 64% FRL); Cascade High School (1,793 students, 53% FRL) — zoned schools average 60% FRL vs 31% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 160 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 32% of the median local income ($107k/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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $283,974 (27.6% 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. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 0.72% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

• ARV (median comp): $527,312
• List price: $392,000
• Delta: -25.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5904 Commercial Ave	0.15mi	4/2.0 (+1)	1,728 (-0%)	8mo	$540,000	$313	78
6606 Lombard Ave #3	0.42mi	3/1.5	1,760 (+2%)	2mo	$630,000	$358	74
2118 60th St SE	0.25mi	3/2.0	1,797 (+4%)	22mo	$615,000	$342	59
5320 S 4th Ave	0.34mi	3/2.0	1,500 (-13%)	1mo	$595,000	$397	57
5530 S 3rd Ave	0.24mi	3/1.0	1,934 (+12%)	21mo	$599,000	$310	52
6627 Beverly Blvd Unit A	0.68mi	4/2.5 (+1)	1,677 (-3%)	3mo	$660,000	$394	50
5302 Rockefeller Ave	0.49mi	3/1.0	1,536 (-11%)	11mo	$570,000	$371	50
2220 Jackson Ave	0.74mi	2/2.0 (-1)	1,712 (-1%)	7mo	$425,000	$248	49
2224 Adams Ave	0.64mi	3/1.0	1,555 (-10%)	12mo	$579,000	$372	44
2215 Columbia Ave	0.56mi	3/3.0	1,790 (+4%)	20mo	$699,900	$391	43
1913 Pinehurst Ave	0.53mi	2/1.0 (-1)	1,926 (+11%)	23mo	$485,000	$252	32
7110 Jefferson Ave	0.72mi	3/2.0	1,580 (-9%)	22mo	$650,000	$411	30

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.14×
• Total profit: $-94,918
• Equity at exit: $58,448

10-year hold

• IRR: -31.8%
• Equity multiple: -0.27×
• Total profit: $-139,584
• Equity at exit: $33,893

Cash invested: $109,760 (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 98203

• Rents YoY: 0.8%
• Active inventory: 160
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$2,056
• Tax from tax record: −$419 /mo · $5,028/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-395

Break-even live

Break-even rent $3,339

Max offer price $322,281

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-284	+0% $-395	+5% $-506	+10% $-617
Rent	-10% $-619	-5% $-507	+0% $-395	+5% $-282	+10% $-170
Rate	-1.0pp $-197	-0.5pp $-295	base $-395	+0.5pp $-496	+1.0pp $-600

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: $98,000
• Closing costs: $11,760
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5718 Commercial Ave Everett, WA	3.0	2.0	1500	$2,850	$1.90	5d	1	0.20mi
1916 60th St SE Everett, WA	3.0	2.0	1600	$4,000	$2.50	1d	1	0.38mi
5717 Colby Ave Unit B Everett, WA	2.0	1.0	1206	$1,899	$1.57	19d	1	0.42mi
6801 Lombard Ave Unit B Everett, WA	4.0	2.0	1460	$3,000	$2.05	1d	1	0.49mi
2319 75th St SE Everett, WA	3.0	2.0	1112	$2,745	$2.47	26d	1	0.88mi
1915 75th St SE Unit 1H Everett, WA	3.0	1.5	1300	$2,500	$1.92	26d	1	0.93mi
5008 Sperry Ln Everett, WA	3.0	2.0	1305	$3,600	$2.76	19d	1	1.04mi
6609 Cady Rd Unit 2 Everett, WA	2.0	1.5	1386	$2,225	$1.61	26d	1	1.17mi
517 Pecks Dr Everett, WA	3.0	1.0	1440	$2,595	$1.80	3d	1	1.26mi
1007 75th St SE Everett, WA	2.0	1.5	1059	$1,695	$1.60	1d	1	1.30mi
1224 Kossuth Ave Everett, WA	2.0	1.0	1375	$2,700	$1.96	21d	1	1.48mi

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-04
   listed $392,000 Active
3. 2019-08-01
   soldstatus $375,000 Sold
4. 2019-08-01
   soldstatus $375,000
5. 2019-07-11
   status Pending
6. 2019-07-01
   status Pending Inspection
7. 2019-06-19
   listed $350,000 Active
8. 1996-11-26
   soldstatus $98,500

ⓘ 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: $5,028 · $419/mo
• Projected year-2 tax: $5,028 · $419/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 ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,077
• − Mortgage interest: −$21,958
• − Property taxes: −$5,028
• − Insurance: −$1,960
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − Depreciation: −$11,404
• Taxable loss: −$11,726
• Est. tax savings @ 24.0%: +$2,814
• After-tax cash flow: $-1,922/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: Everett School District
• NCES district ID: 5302670
• Math proficiency: 60% ▲ 1.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $66,815
• Composite: 59.0/100
• National rank: #1964
• State rank: #26 of 291 in WA

Livability — Everett

• Score: 73/100
• State rank: #199
• US rank: #5489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everett, WA
• County: Snohomish County · 786,756 people
• City population: 173,457
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 35,517
• Household income: $107,376
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 725.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 16% Two or more races 12% Asian 11% Black 8%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Portuguese 4% Italian 3% Slovak 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 12% Vietnamese 3% Russian/Polish/Slavic 3%

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: ▼ -744.68%
• Current HPI: 325.3157
• Rent YoY: ▲ 0.76%
• 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

+298.0% since first listed

8 events — show timeline

• 2026-05-18 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-04 Listed $392,000 NWMLS as Distributed by MLS Grid
• 2019-08-01 Sold (Public Records) $375,000 Public Records
• 2019-08-01 Sold (MLS) $375,000 NWMLS as Distributed by MLS Grid
• 2019-07-11 Pending — NWMLS as Distributed by MLS Grid
• 2019-07-01 Pending — NWMLS as Distributed by MLS Grid
• 2019-06-19 Listed $350,000 NWMLS as Distributed by MLS Grid
• 1996-11-26 Sold (Public Records) $98,500 Public Records

Property tax history

+4.5%/yr

Latest (2026): $5,028 · +9.5% YoY. Source: county tax records.