1415 84th St SE #196 · Everett, WA 98208

$145,000

2 bd · 2.0 ba · 1,142 sqft · Manufactured public records · 368 Days on market

Built 1977 $127/sqft · 13% above area Est $128k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

$10,000 price adjustment. .Welcome to Mobile Country Club, a premier 55+ park. This is a delightful home has large rooms for entertaining & backs to common green area & is located in the back of the park, past workshop. Country style kitchen has breakfast bar & sitting area/office space w/ pellet stove. Formal dining w/ built in hutch, large living room. Heat pump for efficient heating/cooling. Utility room w/ storage units. Huge storage shed w/ power. Fruit trees, fenced yard. Newer front deck/stairs. New carpet installed, fresh interior paint. Park offers clubhouse, kitchen area, laundry, dining area and outdoor pool. Park has monthly activities that brings the neighbors

Key facts

• Huge storage shed
• Built in hutch
• Utility room

Tags

• BREAKFAST BAR
• SITTING AREA
• PELLET STOVE
• BUILT IN HUTCH
• UTILITY ROOM
• HUGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: crime D+, amenities F, cost of living 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.
• Zoned schools: Emerson Elementary School (621 students, 64% FRL); Evergreen Middle School (909 students, 64% FRL); Cascade High School (1,793 students, 53% FRL) — zoned schools average 60% FRL vs 31% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.2%/yr); 277 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $1k 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 + 0.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 368 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 368 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.65%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $128,000
• List price: $145,000
• Delta: 13.28%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 84th St SE #36	0.00mi	2/2.0	1,152 (+1%)	2mo	$150,000	$130	97
1415 84th St SE #80	0.00mi	2/2.0	1,194 (+5%)	7mo	$140,000	$117	86
1415 84th St SE #11	0.00mi	2/2.0	1,200 (+5%)	8mo	$145,000	$121	85
1415 84th St SE #104	0.00mi	2/2.0	1,242 (+9%)	1mo	$75,000	$60	84
1415 84th St SE #45	0.00mi	2/2.0	1,240 (+9%)	10mo	$65,000	$52	78
1415 84th St SE #97	0.00mi	2/2.0	1,240 (+9%)	16mo	$110,000	$89	73
1415 84th St SE #110	0.00mi	2/2.0	1,232 (+8%)	18mo	$200,000	$162	72
1415 84th St SE #9	0.00mi	2/2.0	1,000 (-12%)	12mo	$164,950	$165	69
1415 SE 84th St #122	0.00mi	2/2.0	1,242 (+9%)	23mo	$125,000	$101	66

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.26×
• Total profit: $10,661
• Equity at exit: $21,620

10-year hold

• IRR: 13.5%
• Equity multiple: 1.93×
• Total profit: $37,742
• Equity at exit: $12,537

Cash invested: $40,600 (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 98208

• Rents YoY: -3.2%
• Active inventory: 277
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $631

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 64%

Sensitivity live

Price	-10% $731	-5% $681	+0% $631	+5% $581	+10% $531
Rent	-10% $468	-5% $549	+0% $631	+5% $713	+10% $794
Rate	-1.0pp $704	-0.5pp $668	base $631	+0.5pp $593	+1.0pp $555

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9009 W Mall Dr Everett, WA	1.0–2.0	1.0–2.0	830	$2,502	$3.01	0d	19	0.23mi
1224 Kossuth Ave Everett, WA	2.0	1.0	1375	$2,700	$1.96	21d	1	0.44mi
229 Dorn Ave Unit C101 Everett, WA	3.0	2.5	1452	$2,900	$2.00	0d	1	0.74mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	12d	1	0.74mi
8102 Evergreen Way Everett, WA	1.0–5.0	1.0–2.0	1390	$2,058	$1.48	0d	17	0.75mi
207 Dorn Ave Unit 2H Everett, WA	2.0	1.0	780	$1,795	$2.30	16d	1	0.76mi
115 Dorn Ave Everett, WA	2.0	1.0–2.0	946	$1,738	$1.84	18d	1	0.80mi
1007 75th St SE Everett, WA	2.0	1.5	1059	$1,695	$1.60	1d	1	0.84mi
618 75th St SE Unit 206 Everett, WA	2.0	1.0	833	$1,700	$2.04	26d	1	0.86mi
618 75th St SE Everett, WA	3.0	2.0	1232	$2,400	$1.95	12d	1	0.86mi
618 75th St SE Everett, WA	2.0	1.0	833	$1,750	$2.10	26d	1	0.86mi
1915 75th St SE Unit 1H Everett, WA	3.0	1.5	1300	$2,500	$1.92	26d	1	0.89mi
10101 7th Ave SE Everett, WA	1.0–3.0	1.0–2.0	1073	$2,277	$2.12	0d	14	0.90mi
8920 Evergreen Way Everett, WA	2.0	1.0	567	$1,750	$3.08	1d	7	0.91mi
701 75th St SE Everett, WA	1.0–3.0	1.0	820	$1,850	$2.26	6d	5	0.92mi
747 75th St SE Everett, WA	2.0	1.0	864	$1,722	$1.99	6d	1	0.96mi
120 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	818	$1,992	$2.43	0d	13	1.00mi
2319 75th St SE Everett, WA	3.0	2.0	1112	$2,745	$2.47	26d	1	1.00mi
1304 Bruskrud Rd Everett, WA	2.0	1.5–2.0	900	$2,000	$2.22	1d	5	1.03mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,134	$2.62	0d	43	1.13mi
6911 Rainier Dr Unit 11-03 Everett, WA	2.0	1.5	1008	$1,695	$1.68	26d	1	1.13mi
6911 Rainier Dr Unit 11-07 Everett, WA	2.0	1.5	1008	$2,095	$2.08	6d	1	1.13mi
2220 Monroe Ave Everett, WA	3.0	1.0	930	$2,799	$3.01	1d	1	1.15mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	18d	1	1.25mi
8710 5th Ave W Everett, WA	2.0	2.0	950	$1,998	$2.10	0d	11	1.28mi
8530 5th Ave W Everett, WA	1.0–2.0	1.0	808	$1,595	$1.97	6d	2	1.28mi
8220 5th Ave W Apt F Everett, WA	2.0	1.0	950	$1,595	$1.68	1d	1	1.29mi
215 100th St SW Everett, WA	2.0	2.0	856	$1,845	$2.16	6d	1	1.32mi
6609 Cady Rd Unit 2 Everett, WA	2.0	1.5	1386	$2,225	$1.61	26d	1	1.34mi
611 W Casino Rd Unit 3A Everett, WA	1.0	1.0	753	$1,400	$1.86	4d	1	1.34mi
611 W Casino Rd Unit 2A Everett, WA	1.0	1.0	700	$1,350	$1.93	1d	1	1.34mi
611 W Casino Rd Everett, WA	1.0	1.0	753	$1,400	$1.86	1d	1	1.34mi
611 W Casino Rd Everett, WA	1.0	1.0	700	$1,350	$1.93	45d	1	1.34mi
507 Madison St Apt A Everett, WA	3.0	2.0	1014	$2,449	$2.42	1d	1	1.35mi
702 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	850	$1,749	$2.06	6d	21	1.36mi
711 W Casino Rd Everett, WA	1.0–2.0	1.0	770	$1,801	$2.34	1d	5	1.38mi
9925 4th Ave W Apt 9 Everett, WA	1.0	1.0	800	$1,245	$1.56	3d	1	1.39mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	3d	1	1.39mi
2505 Madison St Unit A Everett, WA	3.0	1.0	1040	$2,800	$2.69	26d	1	1.39mi
9615 Holly Dr Everett, WA	1.0–2.0	1.0	645	$2,220	$3.44	6d	1	1.41mi

Listing history 24 events

1. 2026-06-21
   days on market $145,000 Active 368 DOM
2. 2026-06-18
   days on market $145,000 Active 365 DOM
3. 2026-06-17
   days on market $145,000 Active 364 DOM
4. 2026-06-16
   days on market $145,000 Active 363 DOM
5. 2026-06-15
   days on market $145,000 Active 362 DOM
6. 2026-06-13
   days on market $145,000 Active 360 DOM
7. 2026-06-13
   days on market $145,000 Active 359 DOM
8. 2026-06-09
   days on market $145,000 Active 356 DOM
9. 2026-06-08
   days on market $145,000 Active 355 DOM
10. 2026-06-07
    days on market $145,000 Active 354 DOM
11. 2026-06-04
    days on market $145,000 Active 351 DOM
12. 2026-06-03
    days on market $145,000 Active 350 DOM
13. 2026-06-02
    days on market $145,000 Active 349 DOM
14. 2026-06-01
    days on market $145,000 Active 348 DOM
15. 2026-05-31
    days on market $145,000 Active 347 DOM
16. 2026-05-15
    price $145,000
17. 2025-10-06
    price $155,000
18. 2025-08-15
    price $158,000
19. 2025-06-18
    listed $161,300 Active
20. 2022-02-11
    soldstatus $130,000 Closed
21. 2022-02-07
    status Pending
22. 2022-02-02
    status Pending - Backup Offer Requested
23. 2022-02-02
    status Pending
24. 2022-01-24
    listed $140,000 Active

ⓘ 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: $24,805
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$4,218
• Taxable income: $5,596
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $6,228/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
• County: Snohomish County · 786,756 people
• City population: 173,457
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 60,915
• Household income: $103,705
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1617.0

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 0.65)
• Race & ethnicity: White 55% Asian 17% Hispanic / Latino 14% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Italian 3% Slovak 2%
• Foreign-born: 27% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 9% Vietnamese 4% Other Asian/Pacific 4%

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: ▼ -884.74%
• Current HPI: 337.856
• Rent YoY: ▼ -3.16%
• 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

+3.6% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $145,000 NWMLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $155,000 NWMLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $158,000 NWMLS as Distributed by MLS Grid
• 2025-06-18 Listed $161,300 NWMLS as Distributed by MLS Grid
• 2022-02-11 Sold (MLS) $130,000 NWMLS as Distributed by MLS Grid
• 2022-02-07 Pending — NWMLS as Distributed by MLS Grid
• 2022-02-02 Pending — NWMLS as Distributed by MLS Grid
• 2022-02-02 Pending — NWMLS as Distributed by MLS Grid
• 2022-01-24 Listed $140,000 NWMLS as Distributed by MLS Grid

Property tax history

-9.8%/yr

Latest (2026): $88 · -3.1% YoY. Source: county tax records.