14727 43rd Ave NE #6 · Marysville, WA 98271

$299,999

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 14 Days on market

Built 1997 Est $290k · at est.

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Why this score? — see what drove the C- 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 +22.3/30.0
• DSCR +7.1/10.0
• ARV discount +6.0/15.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quality updates galore in the quiet, well manicured Emerald Hills 55+ gated community! This spacious 1,728 sq ft floor plan offers 3 bedrooms, 2 bathrooms, multiple living spaces, and extensive recent upgrades that make this home truly stand out. Major improvements include a brand new roof in 2025 (18k upgrade), new heat + air conditioning system (23k upgrade), new hot water heater, all fresh exterior paint (7k), updated exterior steps and railing, tandem 2 car carport, and powered 9x15 shed for easy storage solutions or project! Meticulously maintained, the pride in ownership shines throughout with updated kitchen countertops and a new sink, stainless refrigerator, dishwasher, cooktop, ove

Key facts

• New hot water heater
• New sink
• Fresh exterior paint

Tags

• EMERALD HILLS GATED COMMUNITY
• NEW ROOF
• NEW HOT WATER HEATER
• FRESH EXTERIOR PAINT
• UPDATED KITCHEN COUNTERTOPS
• NEW SINK

Property features AI

Finance

• Other: Buyer to verify schools
• Financial info: Listing terms: Cash
• HOA & community: Located in Emerald Hills Estates (146 homes); Senior community; Park approved for sale; Park amenities include clubhouse, common area, high-speed internet availability, RV parking; Land lease: $1,260

Exterior

• Parking: Carport
• Utilities: Electric energy source; Electric water heater located in front left bedroom; Public water (paid through lot rent); Public sewer (paid through lot rent); PUD power; Cable connected (Ziply); Internet connected (Ziply)
• Home design: Manufactured double-wide home; One level; Faces west; Manufactured after 6/15/1976; Very good condition; Mobile home remains
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; MARLETTE make
• Exterior features: Wood products siding; On-lot storage in 2 sheds; Paved lot; 2 sheds on property

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Vinyl plank; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Water heater; Ceiling fan(s); Double pane windows; Vaulted ceilings; Jetted/soaking tub; Walk-in closet; Patio/porch/deck
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (1.3% below list).
• Recommended offer: $296k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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 (+2.3%/yr); 213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• This rent runs 37% of the median local income ($96k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $238k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $295,992 (1.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $290,466
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14727 43rd Ave NE #27	0.00mi	3/2.0	1,782 (0%)	8mo	$230,000	$129	93
14727 43rd Ave NE #133	0.00mi	3/2.0	1,708 (-4%)	10mo	$287,000	$168	85
14727 43rd Ave NE #78	0.00mi	3/2.0	1,782 (0%)	21mo	$255,000	$143	82
14727 43rd Ave NE #6	0.00mi	3/2.0	1,782 (0%)	22mo	$237,500	$133	81
14727 43rd Ave NE #126	0.00mi	3/2.0	1,620 (-9%)	6mo	$275,000	$170	80
14727 43rd Ave NE #4	0.00mi	2/2.0 (-1)	1,702 (-4%)	10mo	$265,000	$156	79
14727 43rd Ave NE #96	0.00mi	2/2.0 (-1)	1,722 (-3%)	13mo	$280,000	$163	79
14727 43rd Ave NE #8	0.00mi	3/2.0	1,848 (+4%)	21mo	$275,000	$149	77
14727 43rd Ave NE #145	0.00mi	3/2.0	1,625 (-9%)	12mo	$299,000	$184	76
14727 43rd Ave NE #144	0.00mi	3/2.0	1,539 (-14%)	13mo	$298,000	$194	67

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-19,280
• Equity at exit: $44,731

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $15,004
• Equity at exit: $25,938

Cash invested: $84,000 (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 98271

• Rents YoY: 2.3%
• Active inventory: 213
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,960 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $495

Break-even live

Break-even rent $2,334

Max offer price $299,999

Occupancy floor 78%

Sensitivity live

Price	-10% $664	-5% $579	+0% $495	+5% $410	+10% $325
Rent	-10% $261	-5% $378	+0% $495	+5% $611	+10% $728
Rate	-1.0pp $646	-0.5pp $571	base $495	+0.5pp $417	+1.0pp $338

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14629 46th Ave NE Marysville, WA	3.0	2.5	1642	$2,850	$1.74	2d	1	0.20mi
5614 147th Pl NE Marysville, WA	3.0	2.5	2062	$3,600	$1.75	44d	1	0.74mi
5429 132nd St NE Marysville, WA	3.0	2.0	1246	$2,500	$2.01	5d	1	1.01mi

Listing history 9 events

1. 2026-06-18
   days on market $299,999 Active 14 DOM
2. 2026-06-17
   days on market $299,999 Active 13 DOM
3. 2026-06-16
   days on market $299,999 Active 12 DOM
4. 2026-06-15
   days on market $299,999 Active 11 DOM
5. 2026-06-13
   days on market $299,999 Active 9 DOM
6. 2026-06-09
   days on market $299,999 Active 5 DOM
7. 2026-06-08
   days on market $299,999 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $299,999 Active 3 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: $1,746 · $146/mo
• Projected year-2 tax: $2,940 · $245/mo
• Expected delta: +$1,194/yr (+$99/mo · 68.3%)

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

Taxation est. · year 1

• Rental income: $35,519
• − Mortgage interest: −$16,805
• − Property taxes: −$1,746
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − Depreciation: −$8,727
• Taxable income: $1,058
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $5,681/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): 30,838
• Household income: $95,654
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 929.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Two or more races 13% Hispanic / Latino 13% Native American 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 8% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

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: ▼ -666.16%
• Current HPI: 305.285
• Rent YoY: ▲ 2.30%
• 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

+302.7% since first listed

23 events — show timeline

• 2026-06-04 Listed $299,999 NWMLS as Distributed by MLS Grid
• 2024-08-08 Sold (MLS) $237,500 NWMLS as Distributed by MLS Grid
• 2024-07-13 Pending — NWMLS as Distributed by MLS Grid
• 2024-06-11 Listed $253,000 NWMLS as Distributed by MLS Grid
• 2016-11-30 Sold (MLS) $110,000 NWMLS as Distributed by MLS Grid
• 2016-10-18 Pending — NWMLS as Distributed by MLS Grid
• 2016-09-15 Relisted — NWMLS as Distributed by MLS Grid
• 2016-09-10 Pending — NWMLS as Distributed by MLS Grid
• 2016-09-01 Listed $110,000 NWMLS as Distributed by MLS Grid
• 2012-06-08 Delisted — NWMLS as Distributed by MLS Grid
• 2012-06-01 Sold (MLS) $68,000 NWMLS as Distributed by MLS Grid
• 2012-05-27 Pending — NWMLS as Distributed by MLS Grid
• 2012-05-18 Pending — NWMLS as Distributed by MLS Grid
• 2012-05-02 Relisted — NWMLS as Distributed by MLS Grid
• 2012-05-02 Delisted — NWMLS as Distributed by MLS Grid
• 2012-05-01 Relisted — NWMLS as Distributed by MLS Grid
• 2012-05-01 Delisted — NWMLS as Distributed by MLS Grid
• 2012-04-10 Price Changed $73,500 NWMLS as Distributed by MLS Grid
• 2012-04-10 Relisted — NWMLS as Distributed by MLS Grid
• 2012-04-04 Pending — NWMLS as Distributed by MLS Grid
• 2012-02-01 Price Changed $72,950 NWMLS as Distributed by MLS Grid
• 2012-01-11 Price Changed $73,500 NWMLS as Distributed by MLS Grid
• 2011-10-09 Listed $74,500 NWMLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2026): $1,746 · -2.3% YoY. Source: county tax records.