5900 64th St NE #142 · Marysville, WA 98270

$159,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 49 Days on market

Built 1991 $138/sqft · 63% above area

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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
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Top of the line Stratford manufactured home in the 55 + Community of Glenwood Mobile Estates. 2 Bedroom, 2 bath home with a generous living room, dining room and kitchen with bar area. There are plenty of upgraded features in this well-maintained home. This home has 2X6 construction, drywall interior, Pecs plumbing, newer roof, new Heat Pump, a built-in display hutch and generous laundry room with storage. The living area has designer window shades that provide both blackout and sunshades. The back deck provides shade and easy access for moving things in and out with the electronic lift going from the carport to the deck. Plenty of storage in the shed which has electricity and insulation. A

Key facts

• Pecs plumbing
• New heat pump
• Newer roof

Tags

• STRATFORD MANUFACTURED HOME
• UPGRADED FEATURES
• 2X6 CONSTRUCTION
• PECS PLUMBING
• NEWER ROOF
• NEW HEAT PUMP

Property features AI

Finance

• Other: Calculated building area: 1152 (source: Realist)
• Financial info: Land lease amount: $1,485; Listing terms: Cash or Conventional
• HOA & community: Glenwood Mobile Estates park amenities include BBQs, clubhouse, common area, exercise room, high-speed internet availability, recreational area, and RV parking; Park is approved for sale; Senior community; Approximately 229 homes in the park; Land lease

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water
• Home design: Manufactured double-wide home; One story; Manufactured after 06/15/1976; Very good condition; Stratford model 48/24; Mobile home remains; Entry level: One
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Manufactured house structure
• Exterior features: Wood exterior products; Patio/porch/deck; Landscaped; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Garbage disposal; Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; Heat pump (heating and cooling); HEPA air filtration
• Interior features: Vaulted ceilings; Skylights; Ceiling fan(s); Double pane windows; Landscaped; Patio/porch/deck; Bath off primary
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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.
• Market conditions: Rents rising (+1.7%/yr); 430 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 1.7% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.
• Current owner paid $27k; list at $159k implies a 489% gain — meaningful room to come down on a strong offer.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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: 1.50% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.95%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $97,395
• List price: $159,000
• Delta: 63.25%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 64th St NE #217	0.00mi	3/2.0 (+1)	1,152 (0%)	2mo	$159,950	$139	94
5900 64th St NE #211	0.00mi	2/2.0	1,152 (0%)	10mo	$95,000	$82	92
5900 64th St NE #199	0.00mi	2/2.0	1,152 (0%)	13mo	$172,900	$150	89
5900 64th St NE #94	0.00mi	3/2.0 (+1)	1,152 (0%)	10mo	$99,000	$86	86
5900 64th St NE #176	0.00mi	2/2.0	1,152 (0%)	17mo	$89,500	$78	86
5900 64th St NE #184	0.00mi	2/2.0	1,152 (0%)	18mo	$90,000	$78	85
5900 64th St NE #39	0.00mi	3/2.0 (+1)	1,152 (0%)	15mo	$70,000	$61	82
5900 64th St NE #15	0.00mi	2/2.0	1,240 (+8%)	11mo	$70,000	$56	78
5900 64th St NE #223	0.00mi	2/2.0	1,248 (+8%)	11mo	$88,400	$71	77
5900 64th St NE #187	0.00mi	3/2.0 (+1)	1,296 (+12%)	0mo	$79,000	$61	74
5900 64th St NE #225	0.00mi	2/2.0	1,324 (+15%)	4mo	$117,000	$88	72
5900 64th St NE #188	0.00mi	3/2.0 (+1)	1,248 (+8%)	15mo	$53,000	$42	68

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: 17.0%
• Equity multiple: 1.67×
• Total profit: $29,958
• Equity at exit: $23,707

10-year hold

• IRR: 24.5%
• Equity multiple: 3.00×
• Total profit: $89,114
• Equity at exit: $13,747

Cash invested: $44,520 (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: 430
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$834
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $925

Break-even live

Break-even rent $1,212

Max offer price $159,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,016	-5% $970	+0% $925	+5% $880	+10% $835
Rent	-10% $737	-5% $831	+0% $925	+5% $1,020	+10% $1,114
Rate	-1.0pp $1,006	-0.5pp $966	base $925	+0.5pp $884	+1.0pp $842

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6110 64th St NE Marysville, WA	1.0–3.0	1.0–2.0	867	$1,885	$2.17	0d	2	0.21mi
5127 61st St NE Marysville, WA	2.0	2.0	1232	$2,795	$2.27	18d	1	0.49mi
6526 67th Pl NE Marysville, WA	3.0	2.0	1120	$3,100	$2.77	44d	1	0.55mi
6514 69th St NE Marysville, WA	3.0	2.0	1317	$3,700	$2.81	44d	1	0.62mi
1926 1st St Apt C Marysville, WA	2.0	1.0	933	$1,595	$1.71	44d	1	0.80mi
5705 Grove St Apt 8 Marysville, WA	2.0	1.0	980	$1,995	$2.04	2d	1	0.82mi
1830 1st St Marysville, WA	2.0	1.0	709	$1,595	$2.25	44d	1	0.88mi
6300 Grove St Unit A Marysville, WA	2.0	1.0	1005	$3,100	$3.08	44d	1	0.91mi
7126 49th Dr NE Unit 4 Marysville, WA	2.0	1.0	820	$1,495	$1.82	20d	1	0.93mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,650	$2.06	13d	3	0.95mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$2,025	$3.18	5d	3	0.98mi
1729 8th St Marysville, WA	2.0	1.0	700	$2,300	$3.29	22d	1	1.00mi
7119 47th Ave NE Marysville, WA	3.0	1.0	1125	$1,950	$1.73	15d	1	1.02mi
7234 47th Ave NE Marysville, WA	2.0	1.0	950	$2,018	$2.12	5d	2	1.11mi
7625 51st Ave NE Unit A Marysville, WA	2.0	2.5	1286	$2,195	$1.71	22d	1	1.12mi
804 Columbia Ave Unit 5 Marysville, WA	2.0	1.0	850	$1,695	$1.99	25d	1	1.15mi
4203 Sunnyside Blvd Marysville, WA	2.0	1.0	1200	$2,300	$1.92	22d	1	1.18mi
1518 7th St #4 Marysville, WA	2.0	1.0	900	$1,595	$1.77	18d	1	1.18mi
4511 73rd Pl NE Marysville, WA	2.0	1.0	900	$1,995	$2.22	0d	1	1.20mi
4817 76th St NE Marysville, WA	2.0	1.5	995	$1,895	$1.90	44d	1	1.22mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,825	$2.40	2d	3	1.27mi
1404 9th St Marysville, WA	2.0	2.0	841	$2,345	$2.79	18d	1	1.32mi
7924 67th St NE Marysville, WA	3.0	2.5	1282	$2,800	$2.18	44d	1	1.35mi
4453 74th Dr NE Marysville, WA	3.0	2.5	1495	$2,950	$1.97	44d	1	1.35mi
1024 Cedar Ave Apt B Marysville, WA	2.0	1.0	1020	$1,795	$1.76	44d	1	1.41mi
4602 80th St NE Marysville, WA	1.0–2.0	1.0–2.0	777	$1,975	$2.54	5d	3	1.41mi
4000 76th St NE #52 Marysville, WA	3.0	1.5	1152	$2,700	$2.34	0d	1	1.43mi
1031 Cedar Ave Unit 102 Marysville, WA	3.0	2.5	1200	$2,395	$2.00	44d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $159,000 Active 49 DOM
2. 2026-06-17
   days on market $159,000 Active 48 DOM
3. 2026-06-16
   days on market $159,000 Active 47 DOM
4. 2026-06-15
   days on market $159,000 Active 46 DOM
5. 2026-06-13
   days on market $159,000 Active 44 DOM
6. 2026-06-09
   days on market $159,000 Active 40 DOM
7. 2026-06-08
   days on market $159,000 Active 39 DOM
8. 2026-06-07
   days on market $159,000 Active 38 DOM
9. 2026-06-04
   days on market $159,000 Active 35 DOM
10. 2026-06-03
    days on market $159,000 Active 34 DOM
11. 2026-06-02
    days on market $159,000 Active 33 DOM
12. 2026-06-01
    days on market $159,000 Active 32 DOM
13. 2026-05-31
    days on market $159,000 Active 31 DOM
14. 2026-04-30
    listed $159,000 Active
15. 2013-02-17
    historical
16. 2013-02-15
    soldstatus $27,000 Sold
17. 2013-02-10
    status Pending
18. 2013-01-12
    status Active
19. 2012-12-16
    status Pending Inspection
20. 2012-11-30
    listed $29,000 Active
21. 2008-06-18
    soldstatus $57,000
22. 2008-06-03
    historical
23. 2008-04-22
    listed $59,000

ⓘ 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: $690 · $58/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$868/yr (+$72/mo · 125.8%)

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

Taxation est. · year 1

• Rental income: $28,604
• − Mortgage interest: −$8,906
• − Property taxes: −$690
• − Insurance: −$795
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$4,625
• Taxable income: $9,010
• Est. tax owed @ 24.0%: −$2,162
• After-tax cash flow: $8,944/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

+169.5% since first listed

10 events — show timeline

• 2026-04-30 Listed $159,000 NWMLS as Distributed by MLS Grid
• 2013-02-17 Delisted — NWMLS as Distributed by MLS Grid
• 2013-02-15 Sold (MLS) $27,000 NWMLS as Distributed by MLS Grid
• 2013-02-10 Pending — NWMLS as Distributed by MLS Grid
• 2013-01-12 Relisted — NWMLS as Distributed by MLS Grid
• 2012-12-16 Pending — NWMLS as Distributed by MLS Grid
• 2012-11-30 Listed $29,000 NWMLS as Distributed by MLS Grid
• 2008-06-18 Sold (MLS) $57,000 NWMLS as Distributed by MLS Grid
• 2008-06-03 Delisted — NWMLS as Distributed by MLS Grid
• 2008-04-22 Listed $59,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2026): $690 · +1.4% YoY. Source: county tax records.