11901 55th Ave NE #5 · Marysville, WA 98270

$129,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 84 Days on market

Built 1980 $96/sqft · 34% below area Est $195k · 34% 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 +15.0/15.0
• 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
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious and well-maintained 3 bedroom, 2 bathroom home in Country Mobile Estates in Marysville. This home offers an impressive amount of living space, including two full living rooms, making it perfect for families, multi-use setups, or anyone who loves extra room to spread out. Each bedroom features its own closet, and the home includes two bathrooms: one with a shower/tub combo and the other with a large soaking tub plus a separate standing shower. This home is a fantastic opportunity for anyone looking for affordability without sacrificing space or comfort. Whether you're upsizing, downsizing, or buying your first home, this property delivers great value in a welcoming community. T

Key facts

• Built 1980
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 31% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 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 + 1.7% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 2.18% ✓
• Cap rate: 19.64%
• Cash-on-cash: 47.66%
• DSCR: 3.12
• GRM: 3.8

CMA / ARV

• ARV (median comp): $195,000
• List price: $129,000
• Delta: -33.85%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.66% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 2.85×
• Total profit: $66,702
• Equity at exit: $19,234

10-year hold

• IRR: 49.0%
• Equity multiple: 5.45×
• Total profit: $160,696
• Equity at exit: $11,154

Cash invested: $36,120 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,814 high
• Mortgage (P&I): −$676
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,435

Break-even live

Break-even rent $998

Max offer price $129,000

Occupancy floor 44%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11508 51st Ave NE Unit C Marysville, WA	3.0	2.0	1100	$2,595	$2.36	43d	1	0.39mi
4603 116th St NE Marysville, WA	3.0	1.0	1152	$2,700	$2.34	43d	1	0.64mi
5914 106th Pl NE Marysville, WA	3.0	2.0	1209	$2,945	$2.44	21d	1	0.77mi
12705 48th Ave NE Unit 3 Marysville, WA	2.0	1.5	1088	$1,800	$1.65	43d	1	0.81mi
11115 State Ave Unit D104 Marysville, WA	3.0	2.5	1340	$2,595	$1.94	4d	1	0.87mi
11115 State Ave Unit B103 Marysville, WA	3.0	2.5	1340	$2,595	$1.94	24d	1	0.87mi
12115 State Ave Marysville, WA	1.0–3.0	1.0–2.0	881	$2,442	$2.77	4d	1	0.92mi
5429 132nd St NE Marysville, WA	3.0	2.0	1246	$2,500	$2.01	4d	1	1.02mi
10021 54th Dr NE Marysville, WA	2.0	1.5	922	$1,200	$1.30	4d	1	1.04mi

Listing history 7 events

1. 2026-06-19
   status $129,000 Active 84 DOM
2. 2026-06-04
   statusdays on market $129,000 Pending 84 DOM
3. 2026-06-03
   days on market $129,000 Active 83 DOM
4. 2026-06-02
   days on market $129,000 Active 82 DOM
5. 2026-06-01
   days on market $129,000 Active 81 DOM
6. 2026-05-31
   days on market $129,000 Active 80 DOM
7. 2026-03-12
   listed $129,000 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: $701 · $58/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$564/yr (+$47/mo · 80.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,771
• − Mortgage interest: −$7,226
• − Property taxes: −$701
• − Insurance: −$645
• − Repairs & maintenance: −$2,702
• − Management: −$2,702
• − Depreciation: −$3,753
• Taxable income: $16,043
• Est. tax owed @ 24.0%: −$3,850
• After-tax cash flow: $13,365/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

1 event — show timeline

• 2026-03-12 Listed $129,000 NWMLS as Distributed by MLS Grid

Property tax history

+19.0%/yr

Latest (2026): $701 · +4.2% YoY. Source: county tax records.