1390 Cedar Ave · Marysville, WA 98270

$650,000

4 bd · 2.0 ba · 2,199 sqft · MultiFamily public records · 192 Days on market

Built 1947 0.27 ac lot $296/sqft · 10% below area Est $720k · 10% 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 +11.9/15.0
• Cash flow +11.5/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Prime Location: Situated in the heart of downtown Marysville, this duplex offers convenient access to shops, dining, schools, and public transportation. Possible zoning for more units. Property Features:Two spacious units, each with private entrances and paved parking. Off-street parking available for tenants. Tenant Stability: Both units are currently occupied by long-term tenants, ensuring steady rental income and minimal turnover. Investment Appeal:Strong rental history in a growing community. Ideal for investors seeking reliable cash flow. Opportunity to hold as a long-term asset in a desirable location.

Key facts

• Reliable cash flow
• Paved parking
• Off street parking

Tags

• PRIVATE ENTRANCES
• PAVED PARKING
• OFF STREET PARKING
• STRONG RENTAL HISTORY
• RELIABLE CASH FLOW

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative. Per door: $-108/mo.
• To cash-flow at today's rent, offer at most $612k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $493k (24.1% below list).
• Recommended offer: $493k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 Middle School (644 students, 66% FRL); Marysville Pilchuck High School (1,238 students, 63% FRL) — zoned schools average 66% FRL vs 40% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 442 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $4,933/mo this rent would consume 55% of the median local household income ($108k/yr) (locally 1150% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $20k 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

• It's been on market 192 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $65k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $157k; list at $650k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $493,300 (24.1% 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. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $719,654
• List price: $650,000
• Delta: -9.68%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8429 44th Dr NE	0.52mi	4/4.0	2,240 (+2%)	10mo	$745,000	$333	56
8030 47th Ave NE	0.55mi	4/3.0	1,920 (-13%)	4mo	$709,000	$369	46

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: -20.1%
• Equity multiple: 0.31×
• Total profit: $-125,793
• Equity at exit: $96,917

10-year hold

• IRR: -16.0%
• Equity multiple: 0.15×
• Total profit: $-154,096
• Equity at exit: $56,200

Cash invested: $182,000 (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 98270

• Rents YoY: 1.7%
• Active inventory: 442
• Price-to-rent: 22.0×

Monthly cashflow live

• Estimated rent: $4,933 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$433 /mo · $5,200/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,036
• Net cashflow: $-216

Break-even live

Break-even rent $5,206

Max offer price $611,882

Occupancy floor 99%

Sensitivity live

Price	-10% $152	-5% $-32	+0% $-216	+5% $-400	+10% $-584
Rent	-10% $-605	-5% $-411	+0% $-216	+5% $-21	+10% $174
Rate	-1.0pp $112	-0.5pp $-50	base $-216	+0.5pp $-384	+1.0pp $-556

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,934
Total (2 units)			$4,933

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4407 84th St NE Marysville, WA	3.0	2.5	1452	$3,098	$2.13	4d	20	0.49mi
4716 Grove St Marysville, WA	4.0	3.5	2000	$3,095	$1.55	45d	1	0.78mi
4727 88th Pl NE Unit B Marysville, WA	3.0	2.0	1539	$3,450	$2.24	45d	1	0.84mi

Listing history 36 events

1. 2026-06-21
   days on market $650,000 Active 192 DOM
2. 2026-06-18
   days on market $650,000 Active 189 DOM
3. 2026-06-17
   days on market $650,000 Active 188 DOM
4. 2026-06-16
   days on market $650,000 Active 187 DOM
5. 2026-06-15
   days on market $650,000 Active 186 DOM
6. 2026-06-13
   days on market $650,000 Active 184 DOM
7. 2026-06-09
   days on market $650,000 Active 180 DOM
8. 2026-06-08
   days on market $650,000 Active 179 DOM
9. 2026-06-07
   days on market $650,000 Active 178 DOM
10. 2026-06-04
    days on market $650,000 Active 175 DOM
11. 2026-06-03
    days on market $650,000 Active 174 DOM
12. 2026-06-02
    days on market $650,000 Active 173 DOM
13. 2026-06-01
    days on market $650,000 Active 172 DOM
14. 2026-05-31
    days on market $650,000 Active 171 DOM
15. 2026-02-11
    price $650,000
16. 2026-01-05
    price $674,900
17. 2025-12-26
    price $699,900
18. 2025-12-11
    listed $714,900 Active
19. 2023-11-04
    historical
20. 2023-10-23
    listed
21. 2014-08-01
    historical
22. 2014-07-31
    soldstatus $157,000 Sold
23. 2014-06-24
    price $173,052
24. 2014-06-24
    status Pending
25. 2014-05-23
    price $188,100
26. 2014-04-24
    price $209,000
27. 2014-04-09
    status Active
28. 2014-04-08
    historical Cancelled
29. 2014-04-08
    status Active
30. 2014-03-07
    status Pending
31. 2014-02-21
    listed $220,000 Active
32. 2008-06-01
    historical
33. 2007-11-07
    listed
34. 1997-04-30
    soldstatus $157,500
35. 1997-01-07
    soldstatus $157,500
36. 1987-11-05
    soldstatus $76,000

ⓘ 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: $5,200 · $433/mo
• Projected year-2 tax: $6,370 · $531/mo
• Expected delta: +$1,170/yr (+$97/mo · 22.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,196
• − Mortgage interest: −$36,410
• − Property taxes: −$5,200
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,736
• − Management: −$4,736
• − Depreciation: −$18,909
• Taxable loss: −$14,045
• Est. tax savings @ 24.0%: +$3,371
• After-tax cash flow: $781/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

+755.3% since first listed

22 events — show timeline

• 2026-02-11 Price Changed $650,000 NWMLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $674,900 NWMLS as Distributed by MLS Grid
• 2025-12-26 Price Changed $699,900 NWMLS as Distributed by MLS Grid
• 2025-12-11 Listed $714,900 NWMLS as Distributed by MLS Grid
• 2023-11-04 Rental Removed — APPFOLIO
• 2023-10-23 Listed for Rent — APPFOLIO
• 2014-08-01 Delisted — NWMLS as Distributed by MLS Grid
• 2014-07-31 Sold (MLS) $157,000 NWMLS as Distributed by MLS Grid
• 2014-06-24 Pending — NWMLS as Distributed by MLS Grid
• 2014-06-24 Price Changed $173,052 NWMLS as Distributed by MLS Grid
• 2014-05-23 Price Changed $188,100 NWMLS as Distributed by MLS Grid
• 2014-04-24 Price Changed $209,000 NWMLS as Distributed by MLS Grid
• 2014-04-09 Relisted — NWMLS as Distributed by MLS Grid
• 2014-04-08 Delisted — NWMLS as Distributed by MLS Grid
• 2014-04-08 Relisted — NWMLS as Distributed by MLS Grid
• 2014-03-07 Pending — NWMLS as Distributed by MLS Grid
• 2014-02-21 Listed $220,000 NWMLS as Distributed by MLS Grid
• 2008-06-01 Delisted — NWMLS as Distributed by MLS Grid
• 2007-11-07 Listed — NWMLS as Distributed by MLS Grid
• 1997-04-30 Sold (Public Records) $157,500 Public Records
• 1997-01-07 Sold (Public Records) $157,500 Public Records
• 1987-11-05 Sold (Public Records) $76,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $5,200 · +1.3% YoY. Source: county tax records.