1415 84th St SE #61 · Everett, WA 98208

$116,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 250 Days on market

Built 1970 $121/sqft · 14% above area Est $134k · 14% under

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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
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Price adjustment. .. .Well maintained and updated home in Mobile Country Club, a Premier 55+ park in Everett. Bright sunny location, fresh exterior paint, artificial turf patio area off front porch, torch down roof one year old, carpets professionally cleaned 10/6, furnace recently serviced with new motherboard installed. Fenced yard, garden area, shed w/ power. This home is picture perfect ready to occupy. The park has an active club house with monthly activities, great management team and an owner owned park. Close to shopping and freeways, this park has it all. Water, sewer, garbage included in space rent. Car wash area; RV parking for a fee. Affordable living. Must have park approval be

Key facts

• Torch down roof
• Garden area
• Fenced yard

Tags

• ARTIFICIAL TURF PATIO AREA
• TORCH DOWN ROOF
• FENCED YARD
• GARDEN AREA
• SHED W POWER
• ACTIVE CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: Rents falling (-3.2%/yr); 275 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $802 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 + 0.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $53k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $102,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 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 1970 — 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: 1.65% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.59%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (median comp): $134,285
• List price: $116,000
• Delta: -13.62%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 84th St SE #33	0.00mi	2/2.0	960 (0%)	14mo	$182,500	$190	88
1415 84th St SE #9	0.00mi	2/2.0	1,000 (+4%)	12mo	$164,950	$165	83
1415 84th St SE #84	0.00mi	2/1.0	840 (-12%)	2mo	$70,000	$83	74

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: 20.8%
• Equity multiple: 1.82×
• Total profit: $26,592
• Equity at exit: $17,296

10-year hold

• IRR: 27.0%
• Equity multiple: 3.07×
• Total profit: $67,096
• Equity at exit: $10,030

Cash invested: $32,480 (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: 275
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$608
• Tax from tax record: −$51 /mo · $618/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $801

Break-even live

Break-even rent $896

Max offer price $116,000

Occupancy floor 53%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	11d	1	0.74mi
8102 Evergreen Way Everett, WA	1.0–5.0	1.0–2.0	1390	$2,269	$1.63	1d	17	0.75mi
207 Dorn Ave Unit 2H Everett, WA	2.0	1.0	780	$1,795	$2.30	15d	1	0.76mi
115 Dorn Ave Everett, WA	2.0	1.0–2.0	946	$1,738	$1.84	16d	1	0.80mi
1031 75th St SE Everett, WA	1.0	1.0	683	$1,638	$2.40	5d	3	0.83mi
618 75th St SE Unit 206 Everett, WA	2.0	1.0	833	$1,700	$2.04	24d	1	0.86mi
618 75th St SE Everett, WA	2.0	1.0	833	$1,750	$2.10	24d	1	0.86mi
10101 7th Ave SE Everett, WA	1.0–3.0	1.0–2.0	1073	$2,277	$2.12	2d	16	0.90mi
8920 Evergreen Way Everett, WA	2.0	1.0	567	$1,750	$3.08	2d	5	0.91mi
701 75th St SE Everett, WA	1.0–3.0	1.0	820	$1,850	$2.26	5d	5	0.92mi
747 75th St SE Everett, WA	2.0	1.0	864	$1,722	$1.99	5d	1	0.96mi
120 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	818	$1,993	$2.43	2d	13	1.00mi
2319 75th St SE Everett, WA	3.0	2.0	1112	$2,745	$2.47	24d	1	1.00mi
1304 Bruskrud Rd Everett, WA	2.0	1.5–2.0	900	$2,076	$2.31	5d	5	1.03mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,172	$2.67	2d	43	1.13mi
6911 Rainier Dr Unit 11-03 Everett, WA	2.0	1.5	1008	$1,695	$1.68	24d	1	1.13mi
6911 Rainier Dr Unit 11-07 Everett, WA	2.0	1.5	1008	$2,095	$2.08	5d	1	1.13mi
6824 Beverly Blvd Everett, WA	1.0	1.0	550	$1,595	$2.90	18d	1	1.14mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	16d	1	1.25mi
8710 5th Ave W Everett, WA	2.0	2.0	950	$2,050	$2.16	2d	11	1.28mi
8530 5th Ave W Everett, WA	1.0–2.0	1.0	808	$1,595	$1.97	5d	2	1.28mi
215 100th St SW Everett, WA	2.0	2.0	856	$1,845	$2.16	5d	1	1.32mi
611 W Casino Rd Unit 3A Everett, WA	1.0	1.0	753	$1,400	$1.86	3d	1	1.34mi
611 W Casino Rd Everett, WA	1.0	1.0	700	$1,350	$1.93	43d	1	1.34mi
702 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	850	$1,749	$2.06	5d	21	1.36mi
9919 4th Ave W Unit 11 Everett, WA	1.0	1.0	540	$1,450	$2.69	43d	1	1.38mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	2d	1	1.39mi
9925 4th Ave W Apt 9 Everett, WA	1.0	1.0	800	$1,245	$1.56	2d	1	1.39mi
2505 Madison St Unit A Everett, WA	3.0	1.0	1040	$2,800	$2.69	24d	1	1.39mi
9615 Holly Dr Everett, WA	1.0–2.0	1.0	645	$2,220	$3.44	5d	1	1.41mi
11000 16th Ave SE Everett, WA	1.0	1.0	602	$1,628	$2.70	4d	6	1.42mi
6303 Olympic Dr Unit n/a Everett, WA	2.0	1.0	780	$2,299	$2.95	24d	1	1.45mi
2517 Howard Ave Everett, WA	2.0–3.0	1.0	900	$1,645	$1.83	20d	2	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $116,000 Active 250 DOM
2. 2026-06-17
   days on market $116,000 Active 249 DOM
3. 2026-06-16
   days on market $116,000 Active 248 DOM
4. 2026-06-15
   days on market $116,000 Active 247 DOM
5. 2026-06-13
   days on market $116,000 Active 245 DOM
6. 2026-06-13
   days on market $116,000 Active 244 DOM
7. 2026-06-09
   days on market $116,000 Active 241 DOM
8. 2026-06-08
   days on market $116,000 Active 240 DOM
9. 2026-06-07
   days on market $116,000 Active 239 DOM
10. 2026-06-04
    days on market $116,000 Active 236 DOM
11. 2026-06-03
    days on market $116,000 Active 235 DOM
12. 2026-06-02
    days on market $116,000 Active 234 DOM
13. 2026-06-01
    days on market $116,000 Active 233 DOM
14. 2026-05-31
    days on market $116,000 Active 232 DOM
15. 2026-05-04
    price $116,000
16. 2026-01-10
    price $145,000
17. 2025-10-11
    listed $169,000 Active
18. 2021-09-29
    soldstatus $125,000 Closed
19. 2021-09-16
    status Pending
20. 2021-08-30
    status Active
21. 2021-08-25
    status Pending
22. 2021-08-06
    listed $125,000 Active
23. 2018-06-06
    soldstatus $75,000 Sold
24. 2018-05-23
    status Pending
25. 2018-05-03
    listed $75,000 Active

ⓘ 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: $618 · $51/mo
• Projected year-2 tax: $1,137 · $95/mo
• Expected delta: +$519/yr (+$43/mo · 84.1%)

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

Taxation est. · year 1

• Rental income: $22,923
• − Mortgage interest: −$6,498
• − Property taxes: −$618
• − Insurance: −$580
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$3,375
• Taxable income: $8,186
• Est. tax owed @ 24.0%: −$1,965
• After-tax cash flow: $7,647/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

+54.7% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $116,000 NWMLS as Distributed by MLS Grid
• 2026-01-10 Price Changed $145,000 NWMLS as Distributed by MLS Grid
• 2025-10-11 Listed $169,000 NWMLS as Distributed by MLS Grid
• 2021-09-29 Sold (MLS) $125,000 NWMLS as Distributed by MLS Grid
• 2021-09-16 Pending — NWMLS as Distributed by MLS Grid
• 2021-08-30 Relisted — NWMLS as Distributed by MLS Grid
• 2021-08-25 Pending — NWMLS as Distributed by MLS Grid
• 2021-08-06 Listed $125,000 NWMLS as Distributed by MLS Grid
• 2018-06-06 Sold (MLS) $75,000 NWMLS as Distributed by MLS Grid
• 2018-05-23 Pending — NWMLS as Distributed by MLS Grid
• 2018-05-03 Listed $75,000 NWMLS as Distributed by MLS Grid

Property tax history

+14.2%/yr

Latest (2026): $618 · +0.5% YoY. Source: county tax records.