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

$98,850

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 170 Days on market

Manufactured home Built 1980 Good condition $74/sqft · 47% below area Est $188k · 47% 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
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.6

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.

Key facts

• Built 1980
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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.
• Zoned schools: Cascade Elementary (412 students, 57% FRL); Cedarcrest School (761 students, 50% FRL); Marysville Pilchuck High School (1,238 students, 63% FRL) — zoned schools average 57% FRL vs 40% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 777 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $684 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,988 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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. 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: 2.06% ✓
• Cap rate: 18.31%
• Cash-on-cash: 42.92%
• DSCR: 2.91
• GRM: 4.0

CMA / ARV

• ARV (median comp): $187,500
• List price: $98,850
• Delta: -47.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11624 46th Ave Unit D	0.66mi	2/2.0 (-1)	1,319 (-2%)	1mo	$485,000	$368	60
4407 123rd Pl NE	0.83mi	3/1.0	1,344 (0%)	1mo	$482,000	$359	60
5111 123rd Pl NE	0.46mi	3/2.0	1,528 (+14%)	1mo	$619,500	$405	55
10210 59th Dr NE	1.03mi	3/2.0	1,206 (-10%)	1mo	$515,000	$427	47
5133 139th Pl NE	1.49mi	3/2.0	1,512 (+12%)	1mo	$565,000	$374	43
11417 44th Dr NE	0.71mi	3/2.0	1,024 (-24%)	0mo	$575,000	$562	42
13004 47th Dr NE	1.00mi	3/2.0	1,638 (+22%)	0mo	$690,000	$421	40
12518 42nd Ave NE	1.02mi	3/2.0	1,080 (-20%)	0mo	$514,950	$477	40
9718 52nd Dr NE	1.26mi	3/2.0	1,068 (-20%)	0mo	$534,000	$500	40
5318 95th Pl NE	1.43mi	3/2.0	1,556 (+16%)	0mo	$550,000	$353	40
13813 52nd Ave NE	1.39mi	3/1.5	1,040 (-23%)	1mo	$535,000	$514	37
6004 99th St NE	1.24mi	4/2.5 (+1)	1,606 (+20%)	0mo	$520,000	$324	33

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: 38.2%
• Equity multiple: 2.60×
• Total profit: $44,312
• Equity at exit: $14,739

10-year hold

• IRR: 44.1%
• Equity multiple: 4.94×
• Total profit: $108,914
• Equity at exit: $8,547

Cash invested: $27,678 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $119,000 ($99/sqft)
• This list price: lowest-priced of the active set
• ARV vs active asking: +40.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98270

• Rents YoY: 1.7%
• Active inventory: 777
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$518
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$41
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $990

Break-even live

Break-even rent $782

Max offer price $98,850

Occupancy floor 46%

Sensitivity live

Price	-10% $1,046	-5% $1,018	+0% $990	+5% $962	+10% $934
Rent	-10% $829	-5% $910	+0% $990	+5% $1,070	+10% $1,151
Rate	-1.0pp $1,040	-0.5pp $1,015	base $990	+0.5pp $964	+1.0pp $938

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: $24,712
• Closing costs: $2,966
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11508 51st Ave NE Unit C Marysville, WA	3.0	2.0	1100	$2,425	$2.20	88d	1	0.39mi
4603 116th St NE Marysville, WA	3.0	1.0	1152	$2,700	$2.34	139d	1	0.64mi
5631 105th Pl NE Marysville, WA	3.0	2.0	1771	$2,750	$1.55	0d	1	0.76mi
5914 106th Pl NE Marysville, WA	3.0	2.0	1209	$2,945	$2.44	117d	1	0.77mi
10505 56th Ave NE Marysville, WA	3.0	2.0	1324	$1,600	$1.21	58d	1	0.79mi
13005 58th Ave NE Marysville, WA	3.0	2.5	1572	$2,800	$1.78	32d	1	0.80mi
12705 48th Ave NE Unit 3 Marysville, WA	2.0	1.5	1088	$1,800	$1.65	139d	1	0.81mi
4303 113th Pl NE Unit 103 Marysville, WA	3.0	2.5	1448	$2,450	$1.69	6d	1	0.85mi
11115 State Ave Unit D104 Marysville, WA	3.0	2.5	1340	$2,595	$1.94	100d	1	0.87mi
11115 State Ave Unit C101 Marysville, WA	3.0	2.5	1340	$2,595	$1.94	5d	1	0.87mi
11115 State Ave Unit B103 Marysville, WA	3.0	2.5	1340	$2,595	$1.94	120d	1	0.87mi
11115 State Ave Unit B102 Marysville, WA	3.0	2.5	1340	$2,495	$1.86	10d	1	0.91mi
11115 State Ave Unit A104 Marysville, WA	3.0	2.5	1340	$2,595	$1.94	71d	1	0.91mi
13114 57th Ave NE Unit A Marysville, WA	3.0	2.5	1280	$2,450	$1.91	5d	1	0.91mi
12115 State Ave Marysville, WA	1.0–3.0	1.0–2.0	882	$2,328	$2.64	0d	11	0.92mi
12115 State Ave Marysville, WA	1.0–3.0	1.0–2.0	881	$2,442	$2.77	100d	1	0.92mi
12427 42nd Ave NE Marysville, WA	3.0	1.5	1288	$1,700	$1.32	30d	1	1.00mi
5429 132nd St NE Marysville, WA	3.0	2.0	1246	$2,500	$2.01	100d	1	1.02mi
13114 49th Ave NE Marysville, WA	3.0	1.0	1024	$1,500	$1.46	86d	1	1.04mi
10021 54th Dr NE Marysville, WA	2.0	1.5	922	$1,200	$1.30	100d	1	1.04mi
9820 55th Ave NE Unit B Marysville, WA	3.0	2.0	1526	$2,550	$1.67	7d	1	1.14mi
4779 100th St NE #111 Marysville, WA	3.0	2.5	1674	$2,650	$1.58	60d	1	1.15mi
4771 100th St NE #104 Marysville, WA	3.0	2.5	1674	$2,650	$1.58	64d	1	1.17mi
4816 136th Pl NE Marysville, WA	3.0	2.0	1218	$2,500	$2.05	83d	1	1.33mi
4410 95th St NE Marysville, WA	3.0	2.0	936	$2,450	$2.62	64d	1	1.50mi

Listing history 50 events

1. 2026-09-12
   days on market $98,850 Active 170 DOM
2. 2026-09-11
   days on market $98,850 Active 169 DOM
3. 2026-09-05
   days on market $98,850 Active 163 DOM
4. 2026-09-04
   days on market $98,850 Active 162 DOM
5. 2026-09-03
   days on market $98,850 Active 161 DOM
6. 2026-08-31
   days on market $98,850 Active 158 DOM
7. 2026-08-29
   days on market $98,850 Active 156 DOM
8. 2026-08-28
   days on market $98,850 Active 155 DOM
9. 2026-08-27
   days on market $98,850 Active 154 DOM
10. 2026-08-26
    days on market $98,850 Active 153 DOM
11. 2026-08-25
    days on market $98,850 Active 152 DOM
12. 2026-08-24
    days on market $98,850 Active 151 DOM
13. 2026-08-23
    days on market $98,850 Active 150 DOM
14. 2026-08-22
    days on market $98,850 Active 149 DOM
15. 2026-08-21
    days on market $98,850 Active 148 DOM
16. 2026-08-20
    days on market $98,850 Active 147 DOM
17. 2026-08-19
    days on market $98,850 Active 146 DOM
18. 2026-08-18
    days on market $98,850 Active 145 DOM
19. 2026-08-17
    days on market $98,850 Active 144 DOM
20. 2026-08-16
    days on market $98,850 Active 143 DOM
21. 2026-08-15
    days on market $98,850 Active 142 DOM
22. 2026-08-14
    days on market $98,850 Active 141 DOM
23. 2026-08-13
    days on market $98,850 Active 140 DOM
24. 2026-08-12
    days on market $98,850 Active 139 DOM
25. 2026-08-11
    days on market $98,850 Active 138 DOM
26. 2026-08-10
    days on market $98,850 Active 137 DOM
27. 2026-08-09
    days on market $98,850 Active 136 DOM
28. 2026-08-08
    days on market $98,850 Active 135 DOM
29. 2026-08-06
    days on market $98,850 Active 133 DOM
30. 2026-08-05
    days on market $98,850 Active 132 DOM
31. 2026-08-04
    days on market $98,850 Active 131 DOM
32. 2026-08-03
    pricedays on market $98,850 Active 130 DOM
33. 2026-07-31
    days on market $129,000 Active 127 DOM
34. 2026-07-30
    days on market $129,000 Active 126 DOM
35. 2026-07-30
    days on market $129,000 Active 125 DOM
36. 2026-07-28
    days on market $129,000 Active 124 DOM
37. 2026-07-26
    days on market $129,000 Active 122 DOM
38. 2026-07-24
    days on market $129,000 Active 120 DOM
39. 2026-07-23
    days on market $129,000 Active 119 DOM
40. 2026-07-22
    days on market $129,000 Active 118 DOM
41. 2026-07-21
    days on market $129,000 Active 117 DOM
42. 2026-07-20
    days on market $129,000 Active 116 DOM
43. 2026-07-18
    days on market $129,000 Active 114 DOM
44. 2026-07-18
    days on market $129,000 Active 113 DOM
45. 2026-07-16
    days on market $129,000 Active 112 DOM
46. 2026-07-15
    days on market $129,000 Active 111 DOM
47. 2026-07-14
    days on market $129,000 Active 110 DOM
48. 2026-07-13
    days on market $129,000 Active 109 DOM
49. 2026-07-13
    days on market $129,000 Active 108 DOM
50. 2026-07-11
    days on market $129,000 Active 107 DOM

ⓘ 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: $969 · $81/mo
• Expected delta: +$268/yr (+$22/mo · 38.3%)

ⓘ 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: $24,423
• − Mortgage interest: −$5,537
• − Property taxes: −$701
• − Insurance: −$494
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$2,876
• Taxable income: $10,908
• Est. tax owed @ 24.0%: −$2,618
• After-tax cash flow: $9,261/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.

Condition & rehab AI · 7 photos

Good 75/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

This well-maintained and updated mobile home in Marysville offers spacious living areas and modern finishes, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood floors are more durable and can increase both resale and rental value. ↑
• Both Install smart home automation — Smart home features can increase property value and attract tech-savvy buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Cascade Elementary Middle Marysville Middle School High Marysville Pilchuck High School

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

A Composite livability gradescore 84/100

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 · 899,800 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: 11% of renters

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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%

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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%

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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

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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.