16600 25th Ave NE #83 · Marysville, WA 98271

$79,500

2 bd · 1.0 ba · 784 sqft · Manufactured public records

Manufactured home 55+ age-restricted Built 1977 Fair condition $101/sqft · 10% below area Est $89k · 10% under

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +12.1/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.3

Listing remarks

Looking for a great price? This home just became a fantastic deal for any buyer who wanted to find that cozy place to call home! 2-Bed, 1-Bath Home in 55+ Community needs you! Available Now! Enjoy comfortable, low-maintenance living with one of the lowest space rents in Snohomish County. Home Features: Large eat-in kitchen with lots of cabinet space. nice warm interior colors, and sunny natural light. Newly reconstructed covered front deck, just this summer, with attached carport parking. New winterization under the home and ready for your warmth in the upcoming season! Storage shed included. Community & Value:Water and Sewer costs included in rent!

Key facts

• Covered deck
• Clubhouse
• Carport parking

Tags

• EAT-IN KITCHEN
• COVERED DECK
• CARPORT PARKING
• SHED INCLUDED
• SEASONAL POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.7% 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.
• Zoned schools: Cougar Creek Elementary School (359 students, 46% FRL); Lakewood Middle School (599 students, 50% FRL); Lakewood High School (850 students, 42% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 358 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $80k implies a 657% gain — meaningful room to come down on a strong offer.

Recommended offer $79,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1977 — 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. 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?
5. 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.
6. 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.
7. 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: 2.19% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.44%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $88,585
• List price: $79,500
• Delta: -10.26%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16600 25th Ave NE #61	0.00mi	2/2.0	924 (+18%)	1mo	$90,000	$97	70
16600 25th Ave NE #71	0.00mi	2/2.0	924 (+18%)	5mo	$69,000	$75	67
16600 25th Ave NE #24	0.00mi	3/2.0 (+1)	924 (+18%)	1mo	$70,000	$76	65
16600 25th Ave NE #18	0.00mi	2/2.0	924 (+18%)	11mo	$89,000	$96	62
16600 25th Ave NE #55	0.00mi	2/1.0	924 (+18%)	17mo	$85,000	$92	61
16600 25th Ave NE #15	0.00mi	2/1.0	924 (+18%)	17mo	$95,000	$103	60
3715 152nd St NE #21	1.06mi	2/1.0	784 (0%)	23mo	$60,500	$77	46
3715 152nd St NE #49	1.06mi	2/1.0	924 (+18%)	20mo	$71,500	$77	24
3715 152nd St NE #50	1.06mi	3/1.5 (+1)	924 (+18%)	17mo	$73,000	$79	19
3715 152nd Ave NE #16	1.06mi	2/2.0	924 (+18%)	22mo	$96,900	$105	18

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 2.73×
• Total profit: $38,428
• Equity at exit: $11,854

10-year hold

• IRR: 46.6%
• Equity multiple: 5.32×
• Total profit: $96,251
• Equity at exit: $6,874

Cash invested: $22,260 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $75,000 ($77/sqft)
• Median days on market: 181 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +46.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98271

• Rents YoY: 2.3%
• Active inventory: 358
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $824

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 48%

Sensitivity live

Price	-10% $879	-5% $852	+0% $824	+5% $797	+10% $769
Rent	-10% $687	-5% $756	+0% $824	+5% $893	+10% $962
Rate	-1.0pp $864	-0.5pp $845	base $824	+0.5pp $804	+1.0pp $783

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: $19,875
• Closing costs: $2,385
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 172nd St NE Marysville, WA	1.0–3.0	1.0–2.0	917	$2,542	$2.77	0d	199	0.41mi
2100 172nd St NE Marysville, WA	1.0–3.0	1.0–2.0	916	$2,537	$2.77	94d	8	0.41mi
2203 172nd St NE Marysville, WA	1.0	1.0	549	$1,596	$2.90	5d	4	0.51mi
2002 174th St NE Marysville, WA	1.0–3.0	1.0–2.0	1069	$2,552	$2.39	0d	16	0.52mi
17500 25th Ave NE Marysville, WA	1.0–3.0	1.0–2.0	963	$2,488	$2.58	0d	40	0.60mi
17313 Smokey Point Blvd Arlington, WA	2.0	1.0	800	$1,745	$2.18	27d	1	0.95mi
3208 180th St NE Unit ADU Arlington, WA	1.0	1.0	650	$1,695	$2.61	0d	1	1.07mi
17505 38th Dr NE Arlington, WA	3.0	2.0	1050	$2,800	$2.67	105d	1	1.12mi
17906 Smokey Point Blvd Arlington, WA	1.0	1.0	900	$1,655	$1.84	0d	1	1.13mi
17309 40th Ave NE Arlington, WA	1.0–2.0	1.0	673	$2,063	$3.06	0d	9	1.13mi
18222 Smokey Point Blvd Arlington, WA	1.0–3.0	2.0	952	$1,925	$2.02	0d	8	1.27mi
2922 186th Pl NE Arlington, WA	3.0	1.5	1102	$2,909	$2.64	0d	1	1.39mi
18506 Smokey Point Blvd Arlington, WA	1.0–3.0	1.0–2.0	881	$2,036	$2.31	0d	12	1.39mi

Listing history 50 events

1. 2026-09-21
   days on market $79,500 Active
2. 2026-09-20
   days on market $79,500 Active 218 DOM
3. 2026-09-19
   days on market $79,500 Active 217 DOM
4. 2026-09-18
   days on market $79,500 Active 216 DOM
5. 2026-09-17
   days on market $79,500 Active 215 DOM
6. 2026-09-16
   days on market $79,500 Active 214 DOM
7. 2026-09-15
   days on market $79,500 Active 213 DOM
8. 2026-09-14
   days on market $79,500 Active 212 DOM
9. 2026-09-13
   days on market $79,500 Active 211 DOM
10. 2026-09-12
    days on market $79,500 Active 210 DOM
11. 2026-09-11
    days on market $79,500 Active 209 DOM
12. 2026-09-05
    remarks 695-char remark
13. 2026-09-05
    pricedays on market $79,500 Active 203 DOM
14. 2026-09-04
    days on market $84,900 Active 202 DOM
15. 2026-09-03
    days on market $84,900 Active 201 DOM
16. 2026-08-31
    days on market $84,900 Active 198 DOM
17. 2026-08-29
    days on market $84,900 Active 196 DOM
18. 2026-08-28
    days on market $84,900 Active 195 DOM
19. 2026-08-27
    days on market $84,900 Active 194 DOM
20. 2026-08-25
    days on market $84,900 Active 192 DOM
21. 2026-08-24
    days on market $84,900 Active 191 DOM
22. 2026-08-23
    days on market $84,900 Active 190 DOM
23. 2026-08-22
    days on market $84,900 Active 189 DOM
24. 2026-08-21
    days on market $84,900 Active 188 DOM
25. 2026-08-20
    days on market $84,900 Active 187 DOM
26. 2026-08-19
    days on market $84,900 Active 186 DOM
27. 2026-08-18
    days on market $84,900 Active 185 DOM
28. 2026-08-17
    days on market $84,900 Active 184 DOM
29. 2026-08-16
    days on market $84,900 Active 183 DOM
30. 2026-08-15
    days on market $84,900 Active 182 DOM
31. 2026-08-14
    days on market $84,900 Active 181 DOM
32. 2026-08-13
    days on market $84,900 Active 180 DOM
33. 2026-08-12
    days on market $84,900 Active 179 DOM
34. 2026-08-11
    days on market $84,900 Active 178 DOM
35. 2026-08-10
    days on market $84,900 Active 177 DOM
36. 2026-08-09
    days on market $84,900 Active 176 DOM
37. 2026-08-08
    days on market $84,900 Active 175 DOM
38. 2026-08-06
    days on market $84,900 Active 173 DOM
39. 2026-08-05
    days on market $84,900 Active 172 DOM
40. 2026-08-04
    days on market $84,900 Active 171 DOM
41. 2026-08-03
    days on market $84,900 Active 170 DOM
42. 2026-07-31
    days on market $84,900 Active 167 DOM
43. 2026-07-30
    days on market $84,900 Active 165 DOM
44. 2026-07-28
    days on market $84,900 Active 164 DOM
45. 2026-07-26
    days on market $84,900 Active 162 DOM
46. 2026-07-24
    days on market $84,900 Active 160 DOM
47. 2026-07-23
    days on market $84,900 Active 159 DOM
48. 2026-07-22
    days on market $84,900 Active 158 DOM
49. 2026-07-21
    days on market $84,900 Active 157 DOM
50. 2026-07-20
    days on market $84,900 Active 156 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,867
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$2,313
• Taxable income: $9,172
• Est. tax owed @ 24.0%: −$2,201
• After-tax cash flow: $7,690/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,920–$11,760 screening

This manufactured home is in fair condition with cosmetic updates needed to enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — dated design
• Minor exterior siding — slight discoloration

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — new countertops improve functionality and appearance ↑
• Both replace bathroom vanity — modern vanity enhances functionality and appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Cougar Creek Elementary School Middle Lakewood Middle School High Lakewood High School

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

A Composite livability gradescore 84/100

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 · 899,800 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: 8% of renters

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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%

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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%

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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

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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

+591.5% since first listed

8 events — show timeline

• 2026-03-16 Price Changed $89,900 NWMLS as Distributed by MLS Grid
• 2026-02-14 Listed $92,500 NWMLS as Distributed by MLS Grid
• 2013-07-30 Delisted — NWMLS as Distributed by MLS Grid
• 2013-07-26 Sold (MLS) $10,500 NWMLS as Distributed by MLS Grid
• 2013-07-18 Pending — NWMLS as Distributed by MLS Grid
• 2013-07-04 Pending — NWMLS as Distributed by MLS Grid
• 2013-06-16 Price Changed $11,500 NWMLS as Distributed by MLS Grid
• 2013-05-21 Listed $13,000 NWMLS as Distributed by MLS Grid

Property tax history

-6.1%/yr

Latest (2018): $62 · +1.6% YoY. Source: county tax records.