5900 64th St NE #30 · Marysville, WA 98270

$110,000

2 bd · 2.0 ba · 1,480 sqft · Manufactured public records · 118 Days on market

Built 1976 $74/sqft · 15% above area Est $99k · 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 months FREE SPACE RENT right now (check with Glenwood for terms). Come and see this spacious home nestled at end of culdesac in 55+ Glenwood Mobile Estates! BRAND NEW carpet just installed- all carpet replaced, and NEW vinyl plank flooring in primary bath too!! This home is truly MOVE IN READY! Over 1500 square feet, open floorplan, lots of storage, efficient pellet stove, newer heat pump (air conditioning for those hot days!), beautiful plantation shutters. The kitchen features Corian counters, brand new dishwasher, plenty of cabinet & counter space. Primary bedroom with double closets and large bathroom, soaking tub, dual sinks, vanity. Second bedroom has access to bathroom with l

Key facts

• Corian counters
• Brand new dishwasher
• Double closets

Tags

• EFFICIENT PELLET STOVE
• NEWER HEAT PUMP
• CORIAN COUNTERS
• BRAND NEW DISHWASHER
• DOUBLE CLOSETS
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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); 442 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
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: 2.25% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.46%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $98,974
• List price: $110,000
• Delta: 11.14%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 64th St NE #132	0.00mi	3/2.0 (+1)	1,440 (-3%)	2mo	$63,000	$44	88
5900 64th St NE #18	0.00mi	2/2.0	1,440 (-3%)	11mo	$115,000	$80	86
5900 64th St NE #49	0.00mi	2/2.0	1,440 (-3%)	17mo	$110,000	$76	82
5900 64th St NE #225	0.00mi	2/2.0	1,324 (-10%)	4mo	$117,000	$88	79
5900 64th Street Ct NE #37	0.00mi	3/2.0 (+1)	1,344 (-9%)	1mo	$115,000	$86	79
5900 64th St NE #232	0.00mi	3/2.0 (+1)	1,344 (-9%)	7mo	$150,000	$112	74
5900 64th St NE #187	0.00mi	3/2.0 (+1)	1,296 (-12%)	0mo	$79,000	$61	74
5900 64th St NE #100	0.00mi	3/2.0 (+1)	1,440 (-3%)	20mo	$125,000	$87	74
5900 64th St NE #197	0.00mi	3/2.0 (+1)	1,440 (-3%)	22mo	$77,500	$54	72
5900 64th St NE #219	0.00mi	3/2.0 (+1)	1,600 (+8%)	16mo	$120,000	$75	68
5900 64th St NE #185	0.00mi	3/2.0 (+1)	1,344 (-9%)	19mo	$80,000	$60	64

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: 42.2%
• Equity multiple: 2.78×
• Total profit: $54,877
• Equity at exit: $16,401

10-year hold

• IRR: 47.7%
• Equity multiple: 5.31×
• Total profit: $132,604
• Equity at exit: $9,511

Cash invested: $30,800 (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 98270

• Rents YoY: 1.7%
• Active inventory: 442
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,193

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,269	-5% $1,231	+0% $1,193	+5% $1,155	+10% $1,117
Rent	-10% $997	-5% $1,095	+0% $1,193	+5% $1,290	+10% $1,388
Rate	-1.0pp $1,248	-0.5pp $1,221	base $1,193	+0.5pp $1,164	+1.0pp $1,135

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	19d	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
6300 Grove St Unit A Marysville, WA	2.0	1.0	1005	$3,100	$3.08	44d	1	0.91mi
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	6d	3	0.98mi
7119 47th Ave NE Marysville, WA	3.0	1.0	1125	$1,950	$1.73	16d	1	1.02mi
7234 47th Ave NE Marysville, WA	2.0	1.0	950	$2,018	$2.12	6d	2	1.11mi
7625 51st Ave NE Unit A Marysville, WA	2.0	2.5	1286	$2,195	$1.71	22d	1	1.12mi
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	19d	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
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
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 26 events

1. 2026-06-21
   days on market $110,000 Active 118 DOM
2. 2026-06-18
   days on market $110,000 Active 115 DOM
3. 2026-06-17
   days on market $110,000 Active 114 DOM
4. 2026-06-16
   days on market $110,000 Active 113 DOM
5. 2026-06-15
   days on market $110,000 Active 112 DOM
6. 2026-06-13
   days on market $110,000 Active 110 DOM
7. 2026-06-09
   days on market $110,000 Active 106 DOM
8. 2026-06-08
   days on market $110,000 Active 105 DOM
9. 2026-06-07
   days on market $110,000 Active 104 DOM
10. 2026-06-04
    days on market $110,000 Active 101 DOM
11. 2026-06-03
    days on market $110,000 Active 100 DOM
12. 2026-03-06
    price $110,000
13. 2026-02-20
    listed $122,900 Active
14. 2018-06-27
    soldstatus $77,500 Sold
15. 2018-06-02
    status Pending
16. 2018-05-28
    price $77,500
17. 2018-05-22
    price $79,950
18. 2018-04-29
    price $84,950
19. 2018-04-24
    status Active
20. 2018-04-14
    status Pending Inspection
21. 2018-04-14
    listed $89,950 Active
22. 2012-06-05
    historical
23. 2012-05-24
    soldstatus $37,500 Sold
24. 2012-05-09
    status Pending
25. 2012-04-25
    status Pending Inspection
26. 2012-04-20
    listed $39,500 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: $29,662
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − Depreciation: −$3,200
• Taxable income: $13,354
• Est. tax owed @ 24.0%: −$3,205
• After-tax cash flow: $11,106/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

+178.5% since first listed

15 events — show timeline

• 2026-03-06 Price Changed $110,000 NWMLS as Distributed by MLS Grid
• 2026-02-20 Listed $122,900 NWMLS as Distributed by MLS Grid
• 2018-06-27 Sold (MLS) $77,500 NWMLS as Distributed by MLS Grid
• 2018-06-02 Pending — NWMLS as Distributed by MLS Grid
• 2018-05-28 Price Changed $77,500 NWMLS as Distributed by MLS Grid
• 2018-05-22 Price Changed $79,950 NWMLS as Distributed by MLS Grid
• 2018-04-29 Price Changed $84,950 NWMLS as Distributed by MLS Grid
• 2018-04-24 Relisted — NWMLS as Distributed by MLS Grid
• 2018-04-14 Pending — NWMLS as Distributed by MLS Grid
• 2018-04-14 Listed $89,950 NWMLS as Distributed by MLS Grid
• 2012-06-05 Delisted — NWMLS as Distributed by MLS Grid
• 2012-05-24 Sold (MLS) $37,500 NWMLS as Distributed by MLS Grid
• 2012-05-09 Pending — NWMLS as Distributed by MLS Grid
• 2012-04-25 Pending — NWMLS as Distributed by MLS Grid
• 2012-04-20 Listed $39,500 NWMLS as Distributed by MLS Grid

Property tax history

-15.5%/yr

Latest (2026): $22 · +6.4% YoY. Source: county tax records.