1415 84th St SE #181 · Everett, WA 98208

$85,000

3 bd · 2.0 ba · 1,339 sqft · Manufactured public records · 5 Days on market

Built 1977 24 ac lot Est $150k · 43% 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
• 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

Move right in and enjoy the peace of mind that comes with a beautifully maintained home where the major updates have already been taken care of! Featuring upgraded heating, plumbing, electrical, an updated electrical panel, central heat and A/C, plus approximately 15 years remaining on the 25-year composite roof. This light and bright 2-bedroom, 2-bath home offers 1,339 sq ft of comfortable living with fresh interior paint, two skylights that fill the home with natural light, and a welcoming layout designed for easy everyday living. Step outside and relax on your private deck—perfect for morning coffee, entertaining, or simply enjoying the peaceful greenbelt setting. The fully fenced

Key facts

• Upgraded plumbing
• Upgraded electrical
• Upgraded heating

Tags

• UPGRADED HEATING
• UPGRADED PLUMBING
• UPGRADED ELECTRICAL
• UPDATED ELECTRICAL PANEL
• CENTRAL HEAT AND A/C
• COMPOSITE ROOF

Property features AI

Finance

• Other: Mobile home remains; Has view
• Financial info: Land lease required; Listing terms: Cash, Conventional
• HOA & community: Located in Mobile Country Club Park (senior community); Park amenities: clubhouse, common area, exercise room, laundry, pool, recreational area, trails

Exterior

• Parking: Carport; RV parking (park amenity)
• Utilities: Electric power; PUD power company; Water paid by park; Sewer paid by park; Comcast cable connected; Xfinity internet connected
• Home design: Manufactured double-wide home; One level; North-facing
• Construction: Metal/vinyl construction materials; Composition roof; Pillar/post/pier foundation; Manufactured house (double wide)
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Landscaped; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Ductless heating; Central air conditioning
• Interior features: Dining room; Entry; Family room; Kitchen with eating space; Living room; Skylights; Drapes; Walk-in closet; Bath off primary
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 25.5% 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: 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; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.88% ✓
• Cap rate: 25.55%
• Cash-on-cash: 68.77%
• DSCR: 4.06
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $149,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 84th St SE #192	0.00mi	2/2.0 (-1)	1,340 (+0%)	9mo	$150,000	$112	87
1415 84th St SE #63	0.00mi	2/2.0 (-1)	1,344 (+0%)	13mo	$130,000	$97	83
1415 84th St SE #205	0.00mi	2/2.0 (-1)	1,426 (+6%)	2mo	$128,000	$90	82
1415 84th St SE #104	0.00mi	2/2.0 (-1)	1,242 (-7%)	1mo	$75,000	$60	82
1415 84th St SE #172	0.00mi	2/2.0 (-1)	1,424 (+6%)	3mo	$80,000	$56	82
1415 84th St SE #17	0.00mi	2/2.0 (-1)	1,368 (+2%)	13mo	$197,950	$145	81
1415 84th St SE #45	0.00mi	2/2.0 (-1)	1,240 (-7%)	10mo	$65,000	$52	75
1415 84th St SE #197	0.00mi	2/2.0 (-1)	1,440 (+8%)	12mo	$115,000	$80	72
1415 84th St SE #176	0.00mi	2/2.0 (-1)	1,436 (+7%)	13mo	$186,000	$130	72
1415 84th St SE #11	0.00mi	2/2.0 (-1)	1,200 (-10%)	8mo	$145,000	$121	71
1415 84th St SE #80	0.00mi	2/2.0 (-1)	1,194 (-11%)	7mo	$140,000	$117	71
1415 84th St SE #36	0.00mi	2/2.0 (-1)	1,152 (-14%)	2mo	$150,000	$130	70

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: 64.8%
• Equity multiple: 3.77×
• Total profit: $65,952
• Equity at exit: $12,674

10-year hold

• IRR: 68.2%
• Equity multiple: 6.95×
• Total profit: $141,690
• Equity at exit: $7,349

Cash invested: $23,800 (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 98208

• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,445 high
• Mortgage (P&I): −$446
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,364

Break-even live

Break-even rent $719

Max offer price $85,000

Occupancy floor 39%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Kossuth Ave Everett, WA	2.0	1.0	1375	$2,700	$1.96	19d	1	0.44mi
9618 19th Ave SE Unit C Everett, WA	3.0	3.0	1637	$3,200	$1.95	10d	1	0.68mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	10d	1	0.74mi
8102 Evergreen Way Everett, WA	1.0–5.0	1.0–2.0	1390	$2,628	$1.89	1d	17	0.75mi
115 Dorn Ave Everett, WA	2.0	1.0–2.0	946	$1,738	$1.84	16d	1	0.80mi
618 75th St SE Everett, WA	3.0	2.0	1232	$2,400	$1.95	10d	1	0.86mi
1915 75th St SE Unit 1H Everett, WA	3.0	1.5	1300	$2,500	$1.92	24d	1	0.89mi
10101 7th Ave SE Everett, WA	1.0–3.0	1.0–2.0	1073	$2,805	$2.61	1d	16	0.90mi
701 75th St SE Everett, WA	1.0–3.0	1.0	820	$2,075	$2.53	4d	5	0.92mi
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	4d	5	1.03mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,172	$2.67	1d	43	1.13mi
6911 Rainier Dr Unit 11-07 Everett, WA	2.0	1.5	1008	$2,095	$2.08	4d	1	1.13mi
6911 Rainier Dr Unit 11-03 Everett, WA	2.0	1.5	1008	$1,695	$1.68	24d	1	1.13mi
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	4d	2	1.28mi
9515 Holly Dr Unit 1 Everett, WA	3.0	2.5	1600	$3,000	$1.88	43d	1	1.32mi
6801 Lombard Ave Unit B Everett, WA	4.0	2.0	1460	$3,200	$2.19	2d	1	1.33mi
6609 Cady Rd Unit 2 Everett, WA	2.0	1.5	1386	$2,225	$1.61	24d	1	1.34mi
702 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	850	$1,749	$2.06	4d	21	1.36mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	1d	1	1.39mi
2505 Madison St Unit A Everett, WA	3.0	1.0	1040	$2,800	$2.69	24d	1	1.39mi
2601 106th Pl SE Everett, WA	3.0	2.0	1221	$3,245	$2.66	12d	1	1.45mi
2517 Howard Ave Everett, WA	2.0–3.0	1.0	900	$1,995	$2.22	20d	2	1.48mi
10011 33rd Ave SE Unit B Everett, WA	3.0	2.5	1650	$2,850	$1.73	3d	1	1.49mi
10011 33rd Ave SE Unit A & Everett, WA	3.0	2.5	1625	$2,850	$1.75	3d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $85,000 Active 5 DOM
2. 2026-06-17
   days on market $85,000 Active 4 DOM
3. 2026-06-16
   days on market $85,000 Active 3 DOM
4. 2026-06-15
   days on market $85,000 Active 2 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $85,000 Active 1 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: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,345
• − Mortgage interest: −$4,761
• − Property taxes: −$1,042
• − Insurance: −$425
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$2,473
• Taxable income: $15,949
• Est. tax owed @ 24.0%: −$3,828
• After-tax cash flow: $12,539/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

1 event — show timeline

• 2026-06-13 Listed $85,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2026): $1,042 · +2.2% YoY. Source: county tax records.