14727 43rd Ave NE #105 · Marysville, WA 98271

$199,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 235 Days on market

Built 1997 $154/sqft · 9% below area Est $218k · 9% under ↓ 52% since listing

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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 +28.8/30.0
• ARV discount +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Enjoy relaxed, easy living in Emerald Hills Estates, a beautifully maintained 55+ community known for its peaceful surroundings and welcoming atmosphere. This spacious 3-bedroom, 2-bath home offers 1,296 sq. ft. of bright, open living space designed for comfort and everyday enjoyment. The generous kitchen features abundant counter space and storage, flowing naturally into the light-filled living and dining areas—perfect for both quiet evenings and gathering with friends. The private primary suite includes a full bath and large closet, creating a comfortable retreat at the end of the day. Step outside to the covered porch for morning coffee or afternoon relaxation while overlooking the

Key facts

• Covered porch
• 2 car carport
• Low maintenance yard

Tags

• LARGE KITCHEN
• PRIVATE PRIMARY SUITE
• COVERED PORCH
• LOW MAINTENANCE YARD
• LARGE SHED
• 2 CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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); 215 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 32% 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 $1k of loan paydown is wiped out by about $6k 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 + 2.3% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $217,693
• List price: $199,000
• Delta: -8.59%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14727 43rd Ave NE #100	0.00mi	3/2.0	1,296 (0%)	7mo	$195,000	$150	94
14727 43rd Ave NE #39	0.00mi	3/2.0	1,286 (-1%)	14mo	$225,000	$175	87
14727 43rd Ave NE #95	0.00mi	3/2.0	1,404 (+8%)	5mo	$199,000	$142	82
14727 43rd Ave NE #54	0.00mi	3/2.0	1,383 (+7%)	11mo	$215,500	$156	80
14727 43rd Ave NE #34	0.00mi	3/2.0	1,321 (+2%)	22mo	$210,000	$159	79
14727 43rd Ave NE #103	0.00mi	2/2.0 (-1)	1,290 (-0%)	21mo	$219,000	$170	76
14727 43rd Ave NE #92	0.00mi	3/2.0	1,419 (+10%)	11mo	$220,000	$155	75
14727 43rd Ave NE #43	0.00mi	3/2.0	1,458 (+12%)	16mo	$215,000	$147	66

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $8,577
• Equity at exit: $29,672

10-year hold

• IRR: 12.9%
• Equity multiple: 1.99×
• Total profit: $55,152
• Equity at exit: $17,206

Cash invested: $55,720 (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: 215
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $669

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 69%

Sensitivity live

Price	-10% $806	-5% $738	+0% $669	+5% $600	+10% $531
Rent	-10% $464	-5% $567	+0% $669	+5% $771	+10% $873
Rate	-1.0pp $769	-0.5pp $719	base $669	+0.5pp $617	+1.0pp $565

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0d	1	0.20mi
14500 51st Ave NE Marysville, WA	1.0–2.0	1.0–2.0	836	$2,315	$2.77	0d	1	0.36mi
5013 148th St NE Marysville, WA	2.0	2.0	950	$2,070	$2.18	23d	1	0.39mi
14701 50th Dr NE Marysville, WA	3.0	2.0	1118	$2,450	$2.19	0d	1	0.41mi
14725 50th Dr NE Marysville, WA	2.0	2.0	950	$2,070	$2.18	45d	1	0.42mi
14725 50th Dr NE #201 Marysville, WA	3.0	2.0	1118	$2,450	$2.19	0d	1	0.42mi
5429 132nd St NE Marysville, WA	3.0	2.0	1246	$2,500	$2.01	6d	1	1.01mi
12705 48th Ave NE Unit 3 Marysville, WA	2.0	1.5	1088	$1,800	$1.65	45d	1	1.19mi
4906 Longhouse Trail Ln NE Arlington, WA	2.0	1.0–2.0	687	$2,350	$3.42	0d	9	1.42mi

Listing history 13 events

1. 2026-06-13
   pricestatusdays on market $199,000 Pending 235 DOM
2. 2026-06-09
   days on market $205,000 Active 233 DOM
3. 2026-06-08
   days on market $205,000 Active 232 DOM
4. 2026-06-07
   days on market $205,000 Active 231 DOM
5. 2026-06-04
   days on market $205,000 Active 228 DOM
6. 2026-06-03
   days on market $205,000 Active 227 DOM
7. 2026-06-02
   days on market $205,000 Active 226 DOM
8. 2026-06-01
   days on market $205,000 Active 225 DOM
9. 2026-05-31
   days on market $205,000 Active 224 DOM
10. 2026-04-07
    price $205,000
11. 2026-01-08
    price $210,000
12. 2025-10-19
    price $215,000
13. 2025-10-19
    listed $425,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,048
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − Depreciation: −$5,789
• Taxable income: $5,164
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $6,786/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

-51.8% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $205,000 NWMLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $210,000 NWMLS as Distributed by MLS Grid
• 2025-10-19 Price Changed $215,000 NWMLS as Distributed by MLS Grid
• 2025-10-19 Listed $425,000 NWMLS as Distributed by MLS Grid

Property tax history

-17.4%/yr

Latest (2026): $33 · +6.3% YoY. Source: county tax records.