1121 244th St SW #19 · Bothell West, WA 98021

$135,000

3 bd · 2.0 ba · 1,329 sqft · Manufactured public records · 11 Days on market

Built 1977

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Livability +4.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in the 55+ community of The Pointe at Lockwood, this inviting home offers the perfect blend of comfort, privacy, & outdoor beauty. Backing to a peaceful greenbelt, you’ll love spending quiet mornings on the covered porch overlooking your own secluded backyard retreat. Garden enthusiasts will appreciate the established perennial gardens, thoughtfully planted to provide color & enjoyment season after season w/ space to continue creating your dream outdoor sanctuary. Inside, the spacious floorplan offers flexibility for everyday living with generous living & dining areas, dedicated office or hobby space, & abundant natural light throughout. The well-desi

Key facts

• Covered porch
• Peaceful greenbelt
• 2 parking spots

Tags

• PEACEFUL GREENBELT
• COVERED PORCH
• SECLUDED BACKYARD RETREAT
• ESTABLISHED PERENNIAL GARDENS
• DREAM OUTDOOR SANCTUARY
• DEDICATED OFFICE SPACE

Property features AI

Finance

• Other: Condition: Fair
• Financial info: Listing terms: Cash; Land lease amount: $1,685
• HOA & community: Located in a senior community (The Pointe at Lockwood); Park amenities include BBQs, clubhouse, common area, and RV parking; Pets allowed: cats and dogs (see remarks); 66 homes in the park; Land lease

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; Public sewer; Electric water heater located outside the home; Power provided by PSE
• Home design: Manufactured double-wide home; One level; Faces east; Has a view; Mobile home remains on property
• Construction: Metal/vinyl construction; Composition roof; Built as a manufactured home (after 6/15/1976); Pillar/post/pier foundation with tie downs
• Exterior features: Metal/vinyl exterior; Awnings; Landscaped; Patio/porch/deck

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; No central air
• Interior features: Water heater; Jetted/soaking tub; Skylights
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Cap rate 20.9% vs local median 2.2% in Bothell West — 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 91/100 on livability (#2 in WA, #63 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Northshore School District (suburban): math 69% / reading 78% proficiency, ranked #9 of 291 in WA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.8%/yr); 256 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $933 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 + 1.8% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.

Recommended offer $135,000

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 A-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: 2.34% ✓
• Cap rate: 20.91%
• Cash-on-cash: 52.20%
• DSCR: 3.32
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $477,111
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 244th St SW #11	0.00mi	2/2.0 (-1)	1,344 (+1%)	3mo	$88,880	$66	91
1121 244th St SW #66	0.00mi	3/2.0	1,435 (+8%)	2mo	$76,800	$54	85
23807 7th Pl W	0.31mi	3/2.0	1,296 (-2%)	0mo	$625,000	$482	81
23716 9th Pl W	0.27mi	3/2.0	1,296 (-2%)	3mo	$640,000	$494	81
23809 Lake Dr E	0.21mi	2/2.0 (-1)	1,440 (+8%)	1mo	$517,500	$359	70
722 Wandering Creek Dr	0.24mi	3/2.0	1,440 (+8%)	5mo	$570,000	$396	70
714 WANDERING CREEK Dr	0.25mi	3/2.0	1,248 (-6%)	11mo	$580,000	$465	69
1121 244th St SW #44	0.00mi	2/2.0 (-1)	1,148 (-14%)	6mo	$125,000	$109	67
931 236th Pl SW	0.31mi	2/2.0 (-1)	1,188 (-11%)	8mo	$410,000	$345	56
23916 7th Pl W	0.25mi	2/2.0 (-1)	1,512 (+14%)	6mo	$560,000	$370	55
23708 Locust Way #65	0.52mi	3/2.0	1,493 (+12%)	5mo	$294,000	$197	51
23708 Locust Way Unit 13B	0.52mi	2/1.5 (-1)	1,434 (+8%)	8mo	$190,500	$133	49

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 48.8%
• Equity multiple: 3.09×
• Total profit: $78,928
• Equity at exit: $20,129

10-year hold

• IRR: 53.8%
• Equity multiple: 5.97×
• Total profit: $187,871
• Equity at exit: $11,672

Cash invested: $37,800 (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 98021

• Rents YoY: 1.8%
• Active inventory: 256
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,160 high
• Mortgage (P&I): −$708
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $1,644

Break-even live

Break-even rent $1,079

Max offer price $135,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,721	-5% $1,683	+0% $1,644	+5% $1,606	+10% $1,568
Rent	-10% $1,395	-5% $1,520	+0% $1,644	+5% $1,769	+10% $1,894
Rate	-1.0pp $1,712	-0.5pp $1,679	base $1,644	+0.5pp $1,609	+1.0pp $1,574

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24107 7th Ave W Bothell, WA	3.0	1.0	975	$2,795	$2.87	5d	1	0.32mi
23423 11th Ave W Bothell, WA	3.0	2.5	1596	$3,399	$2.13	25d	1	0.39mi
23204 9th Pl W Bothell, WA	3.0	1.0	1200	$2,700	$2.25	6d	1	0.54mi
18930 68th Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	799	$2,497	$3.13	0d	7	0.99mi
302 225th St SW Bothell, WA	4.0	3.0	1836	$4,200	$2.29	44d	1	1.10mi
23705 8th Dr SE Bothell, WA	3.0	3.5	1826	$3,650	$2.00	44d	1	1.10mi
23627 5th Ave SE Unit C Bothell, WA	3.0	3.5	1805	$3,500	$1.94	3d	1	1.12mi
7000 NE 186th Pl Kenmore, WA	2.0–3.0	2.5	1441	$3,582	$2.49	3d	6	1.16mi
23803 7th Ave W Bothell, WA	3.0	3.5	1801	$3,535	$1.96	23d	1	1.18mi
18249 73rd Ave NE Kenmore, WA	1.0–2.0	1.0–2.0	827	$2,400	$2.90	0d	6	1.26mi
18235 73rd Ave NE Kenmore, WA	1.0–2.0	1.0	787	$1,850	$2.35	6d	4	1.29mi
6711 NE 182nd St Kenmore, WA	1.0–2.0	1.0–2.0	899	$2,587	$2.88	0d	9	1.32mi
21930 3rd Pl W Bothell, WA	3.0	2.5	1628	$3,400	$2.09	25d	1	1.38mi
6410 NE 181st St Kenmore, WA	2.0	1.0	910	$2,500	$2.75	44d	1	1.45mi

Listing history 8 events

1. 2026-06-21
   days on market $135,000 Active 11 DOM
2. 2026-06-18
   days on market $135,000 Active 8 DOM
3. 2026-06-17
   days on market $135,000 Active 7 DOM
4. 2026-06-16
   days on market $135,000 Active 6 DOM
5. 2026-06-15
   days on market $135,000 Active 5 DOM
6. 2026-06-13
   days on market $135,000 Active 3 DOM
7. 2026-06-13
   remarks 677-char remark
8. 2026-06-13
   listed $135,000 Active 2 DOM

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$268/yr (+$22/mo · 25.4%)

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

Taxation est. · year 1

• Rental income: $37,922
• − Mortgage interest: −$7,562
• − Property taxes: −$1,055
• − Insurance: −$675
• − Repairs & maintenance: −$3,034
• − Management: −$3,034
• − Depreciation: −$3,927
• Taxable income: $18,635
• Est. tax owed @ 24.0%: −$4,472
• After-tax cash flow: $15,260/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: Northshore School District
• NCES district ID: 5305910
• Math proficiency: 69% ▼ -3.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $92,951
• Composite: 67.41/100
• National rank: #826
• State rank: #9 of 291 in WA

Livability — Bothell West

• Score: 91/100
• State rank: #2
• US rank: #63

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bothell West, WA
• County: Snohomish County · 786,756 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 35,631
• Household income: $183,786
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 413.0

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 0.61)
• Race & ethnicity: White 55% Asian 29% Two or more races 9% Hispanic / Latino 9% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 29% · China, Canada, South Korea
• Languages at home: 65% English-only · Other Indo-European 11% Other Asian/Pacific 6% Chinese 6%

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: ▼ -903.22%
• Current HPI: 380.5475
• Rent YoY: ▲ 1.75%
• 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

+178.4% since first listed

10 events — show timeline

• 2026-06-10 Listed $135,000 NWMLS as Distributed by MLS Grid
• 2020-04-09 Sold (MLS) $136,000 NWMLS as Distributed by MLS Grid
• 2020-03-14 Pending — NWMLS as Distributed by MLS Grid
• 2020-02-27 Listed $145,500 NWMLS as Distributed by MLS Grid
• 2013-08-15 Delisted — NWMLS as Distributed by MLS Grid
• 2013-08-15 Sold (MLS) $25,000 NWMLS as Distributed by MLS Grid
• 2013-08-06 Pending — NWMLS as Distributed by MLS Grid
• 2013-06-22 Listed $25,000 NWMLS as Distributed by MLS Grid
• 2007-04-02 Sold (MLS) $48,000 NWMLS as Distributed by MLS Grid
• 2007-02-19 Listed $48,500 NWMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2026): $1,055 · +17.3% YoY. Source: county tax records.