620 112th St SE #193 · Everett, WA 98206

$190,000

3 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 209 Days on market

Built 2023 $149/sqft · 23% above area Est $151k · 26% over

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +5.9/10.0
• Appreciation +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

NEW Palm Harbor home in beautiful Lago De Plata 55+ community. Large deck at entry welcomes you into this lovely home with large open great room. The kitchen has black appliances, a nice pantry and adjacent laundry room. There are 3 bedrooms and 2 full bathrooms. New homes are rare in this community that offers a large active clubhouse, seasonally heated pool, fabulous billiard room with big screen TV for sporting game get together's and movies! Lago De Plata is close to amenities such as dining, shopping, Silver Lake Mall and easy I-5 access! New carport has been added to home.

Key facts

• New carport
• Easy i-5 access
• Community pool

Tags

• LAGO DE PLATA COMMUNITY
• LARGE ACTIVE CLUBHOUSE
• SEASONALLY HEATED POOL
• FABULOUS BILLIARD ROOM
• EASY I-5 ACCESS
• NEW CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: schools C-, crime D+, amenities 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.
• Market conditions: 66 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.7% local appreciation)).
• Snohomish County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $45k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $190k implies a 715% gain — meaningful room to come down on a strong offer.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.30% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (median comp): $150,611
• List price: $190,000
• Delta: 26.15%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 112th St SE #227	0.00mi	3/2.0	1,404 (+10%)	4mo	$108,000	$77	79
620 112th St SE #153	0.00mi	2/2.0 (-1)	1,340 (+5%)	12mo	$110,000	$82	76
620 112th St SE #189	0.00mi	2/2.0 (-1)	1,390 (+9%)	8mo	$145,500	$105	73
11622 Silver Lake Rd #58	0.28mi	2/2.0 (-1)	1,344 (+6%)	4mo	$78,000	$58	69
12030 Andrew Sater Rd	0.43mi	2/2.0 (-1)	1,264 (-1%)	6mo	$85,000	$67	68
11622 Silver Lake Rd #70	0.28mi	3/2.0	1,188 (-7%)	9mo	$152,500	$128	68
11622 Silver Lake Rd #30	0.28mi	2/2.0 (-1)	1,344 (+6%)	7mo	$150,000	$112	67
11500 Meridian Ave S #22	0.64mi	3/2.0	1,290 (+1%)	10mo	$199,000	$154	60
11622 Silver Lake Rd #90	0.28mi	2/2.0 (-1)	1,152 (-9%)	10mo	$85,000	$74	58
11500 Meridian Ave S #91	0.64mi	3/2.0	1,456 (+14%)	2mo	$226,000	$155	45
12030 2nd Dr SE	0.54mi	2/2.0 (-1)	1,436 (+13%)	10mo	$485,000	$338	40
12219 Freeway Pl	0.53mi	2/2.0 (-1)	1,452 (+14%)	12mo	$525,000	$362	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.90×
• Total profit: $47,863
• Equity at exit: $62,017

10-year hold

• IRR: 21.5%
• Equity multiple: 3.53×
• Total profit: $134,540
• Equity at exit: $80,259

Cash invested: $53,200 (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 98206

• Home prices YoY: 0.2%
• Active inventory: 66
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$996
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $738

Break-even live

Break-even rent $1,537

Max offer price $190,000

Occupancy floor 65%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 112th St SE Everett, WA	1.0–2.0	1.0–2.0	1019	$2,416	$2.37	1d	6	0.17mi
11401 3rd Ave SE Everett, WA	2.0	1.0–2.0	862	$1,962	$2.28	1d	13	0.21mi
515 112th St SE Everett, WA	2.0–3.0	2.0–2.5	1050	$2,345	$2.23	3d	3	0.24mi
11026 Meridian Dr SE Everett, WA	3.0	2.5	1700	$3,000	$1.76	43d	1	0.53mi
4 112th St SW Unit A Everett, WA	3.0	2.5	1661	$3,300	$1.99	43d	1	0.56mi
133 124th St SE Everett, WA	1.0–2.0	1.0–2.0	820	$2,055	$2.50	1d	9	0.69mi
1304 Bruskrud Rd Everett, WA	2.0	1.5–2.0	900	$2,076	$2.31	5d	5	0.71mi
1701 121st St SE Everett, WA	1.0–3.0	1.0–2.0	867	$2,900	$3.34	1d	12	0.78mi
1726 121st St SE Unit A Everett, WA	4.0	2.5	1495	$2,550	$1.71	5d	1	0.84mi
10101 7th Ave SE Everett, WA	1.0–3.0	1.0–2.0	1073	$2,805	$2.61	1d	16	0.84mi
305 127th St SE Unit A Everett, WA	2.0	2.5	1456	$2,649	$1.82	43d	1	0.86mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,172	$2.67	1d	43	0.87mi
2020 Lake Heights Dr Everett, WA	1.0–3.0	1.0–2.0	918	$2,424	$2.64	1d	16	0.88mi
128 127th St SE Everett, WA	3.0	1.0–2.0	884	$3,296	$3.73	1d	10	0.88mi
11225 19th Ave SE Everett, WA	1.0–3.0	1.0–2.0	925	$2,587	$2.80	3d	9	0.90mi
222 124th St SW Unit A2 Everett, WA	3.0	2.5	1560	$2,975	$1.91	5d	1	0.97mi
12115 19th Ave SE Everett, WA	1.0–3.0	1.0–2.0	884	$2,670	$3.02	1d	11	0.97mi
11311 19th Ave SE Everett, WA	1.0–3.0	1.0–2.0	932	$2,663	$2.86	1d	14	1.00mi
923 112th St SW Everett, WA	1.0–3.0	1.0–2.0	858	$2,305	$2.69	1d	24	1.11mi
11207 9th Pl W Everett, WA	2.0	1.0	995	$1,899	$1.91	20d	7	1.14mi
12600 4th Ave W Everett, WA	2.0	2.5	1336	$2,295	$1.72	16d	1	1.16mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	2d	1	1.16mi
13117 3rd Ave SE Unit J1 Everett, WA	3.0	3.0	1659	$3,249	$1.96	43d	1	1.16mi
13401 Dumas Rd Mill Creek, WA	1.0–2.0	1.0–2.0	872	$2,237	$2.56	1d	5	1.16mi
9618 19th Ave SE Unit C Everett, WA	3.0	3.0	1637	$3,200	$1.95	10d	1	1.20mi
12510 23rd Dr SE Everett, WA	4.0	2.5	1757	$2,995	$1.70	24d	1	1.21mi
2601 106th Pl SE Everett, WA	3.0	2.0	1221	$3,245	$2.66	12d	1	1.22mi
1020 112th St SW Everett, WA	1.0–2.0	1.0–2.0	853	$1,752	$2.05	2d	7	1.23mi
13004 Meridian Ave S Everett, WA	1.0–3.0	1.0–2.0	1025	$2,280	$2.22	1d	1	1.24mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	16d	1	1.25mi
1108 Center Rd Everett, WA	2.0	2.0	1200	$2,150	$1.79	15d	1	1.27mi
820 124th St SW Apt D Everett, WA	2.0	1.5	960	$1,595	$1.66	5d	1	1.28mi
13510 N Creek Dr Mill Creek, WA	1.0–4.0	1.0–2.0	1020	$2,024	$1.98	3d	1	1.29mi
11812 E Gibson Rd Everett, WA	2.0	2.0	956	$1,810	$1.89	2d	7	1.29mi
11719 12th Ave W Everett, WA	3.0	2.5	1533	$2,800	$1.83	44d	1	1.32mi
11727 12th Ave W #77 Everett, WA	3.0	2.5	1533	$3,100	$2.02	21d	1	1.33mi
10111 9th Ave W Everett, WA	1.0–2.0	1.0–2.5	1098	$2,550	$2.32	5d	4	1.33mi
12522 8th Ave W Everett, WA	1.0–3.0	1.0–2.0	1005	$2,496	$2.48	5d	8	1.35mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	11d	1	1.40mi
12121 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1116	$2,855	$2.56	3d	18	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $190,000 Active 209 DOM
2. 2026-06-17
   days on market $190,000 Active 208 DOM
3. 2026-06-16
   days on market $190,000 Active 207 DOM
4. 2026-06-15
   days on market $190,000 Active 206 DOM
5. 2026-06-13
   days on market $190,000 Active 204 DOM
6. 2026-06-13
   days on market $190,000 Active 203 DOM
7. 2026-06-09
   days on market $190,000 Active 200 DOM
8. 2026-06-08
   days on market $190,000 Active 199 DOM
9. 2026-06-07
   days on market $190,000 Active 198 DOM
10. 2026-06-04
    days on market $190,000 Active 195 DOM
11. 2026-06-03
    days on market $190,000 Active 194 DOM
12. 2026-06-02
    days on market $190,000 Active 193 DOM
13. 2026-06-01
    days on market $190,000 Active 192 DOM
14. 2026-05-31
    pricedays on market $190,000 Active 191 DOM
15. 2025-11-21
    listed $235,000 Active
16. 2009-01-16
    soldstatus $23,300 Sold
17. 2008-12-16
    historical
18. 2008-08-02
    listed $29,950

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$194/yr (+$16/mo · 11.6%)

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

Taxation est. · year 1

• Rental income: $29,660
• − Mortgage interest: −$10,643
• − Property taxes: −$1,668
• − Insurance: −$950
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − Depreciation: −$5,527
• Taxable income: $6,126
• Est. tax owed @ 24.0%: −$1,470
• After-tax cash flow: $7,386/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▲ 0.71%
• Current HPI: 305.0135
• Rent YoY: —
• Metro: —
• 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

+684.6% since first listed

4 events — show timeline

• 2025-11-21 Listed $235,000 NWMLS as Distributed by MLS Grid
• 2009-01-16 Sold (MLS) $23,300 NWMLS as Distributed by MLS Grid
• 2008-12-16 Delisted — NWMLS as Distributed by MLS Grid
• 2008-08-02 Listed $29,950 NWMLS as Distributed by MLS Grid

Property tax history

+15.3%/yr

Latest (2026): $1,668 · +6.7% YoY. Source: county tax records.