1427 100th St SW #67 · Everett, WA 98204

$169,950

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 267 Days on market

Built 1985 30 ac lot $105/sqft · at area comps Est $167k · at est. ↓ 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home in a quiet, gated 55+ community! Spacious 3-bedroom, 1.75-bath home offers 1,620 sq ft of well-designed living space. Enjoy tranquil mornings on the expansive deck overlooking the peaceful community pond, or relax in the meticulously landscaped yard. The primary suite features a large soaking tub and walk-in closet for ultimate comfort. Recent upgrades include a new composition roof, energy-efficient heat pump with A/C, and a new water heater. Solid surface flooring flows through the main areas, with plush carpet in bedrooms. Two walk-in showers, a 2-car carport, and private storage complete this move-in-ready gem! Management Company is offering new

Key facts

• Gated community
• Large soaking tub
• Walk-in closet

Tags

• GATED COMMUNITY
• EXPANSIVE DECK
• METICULOUSLY LANDSCAPED YARD
• LARGE SOAKING TUB
• WALK-IN CLOSET
• NEW COMPOSITION ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• Mukilteo School District (suburban): math 47% / reading 59% proficiency, ranked #111 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.7%/yr); 167 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).
• At $2,815/mo this rent would consume 49% of the median local household income ($69k/yr) (locally 2874% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $149,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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. 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?
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: 1.66% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.46%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $166,956
• List price: $169,950
• Delta: 1.79%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1427 100th St SW #149	0.00mi	3/2.0	1,668 (+3%)	1mo	$278,000	$167	94
1427 100th St SW #57	0.00mi	3/2.0	1,568 (-3%)	1mo	$130,000	$83	94
1427 100th St SW #27	0.00mi	2/2.0 (-1)	1,560 (-4%)	1mo	$225,000	$144	88
1427 100th St SW #90	0.00mi	3/2.0	1,504 (-7%)	4mo	$120,000	$80	85
1427 100th St SW #39	0.00mi	3/2.0	1,774 (+10%)	3mo	$260,000	$147	81
1427 100th St SW #154	0.00mi	3/2.0	1,790 (+10%)	1mo	$145,000	$81	81
1427 100th St SW #116	0.00mi	3/2.0	1,505 (-7%)	9mo	$185,000	$123	81
1427 100th St SW #32	0.00mi	3/2.0	1,754 (+8%)	7mo	$164,000	$94	80
9931 18th Ave W #13	0.20mi	4/2.0 (+1)	1,598 (-1%)	8mo	$241,500	$151	77
1427 100th St SW #166	0.00mi	3/2.0	1,848 (+14%)	4mo	$135,000	$73	73
1427 100th St SW #48	0.00mi	3/2.0	1,782 (+10%)	15mo	$200,000	$112	71
10029 Montana Rd	0.28mi	3/2.0	1,440 (-11%)	9mo	$375,000	$260	60

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: 16.8%
• Equity multiple: 1.65×
• Total profit: $31,072
• Equity at exit: $25,340

10-year hold

• IRR: 23.1%
• Equity multiple: 2.71×
• Total profit: $81,390
• Equity at exit: $14,694

Cash invested: $47,586 (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 98204

• Rents YoY: -1.7%
• Active inventory: 167
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,815 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,549/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,049

Break-even live

Break-even rent $1,487

Max offer price $169,950

Occupancy floor 58%

Sensitivity live

Price	-10% $1,167	-5% $1,108	+0% $1,049	+5% $990	+10% $932
Rent	-10% $827	-5% $938	+0% $1,049	+5% $1,160	+10% $1,271
Rate	-1.0pp $1,135	-0.5pp $1,092	base $1,049	+0.5pp $1,005	+1.0pp $960

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: $42,488
• Closing costs: $5,098
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9900 12th Ave W Everett, WA	1.0–3.0	1.0–2.0	1033	$2,892	$2.80	0d	14	0.16mi
9327 16th Dr W Everett, WA	3.0	2.5	1708	$3,100	$1.81	45d	1	0.22mi
1826 98th Pl SW Unit B Everett, WA	3.0	2.5	1467	$2,650	$1.81	4d	1	0.25mi
1826 98th Pl SW Unit B Everett, WA	3.0	2.5	1467	$2,650	$1.81	6d	1	0.25mi
9916 18th Ave W Unit G Everett, WA	3.0	2.0	1569	$2,850	$1.82	18d	1	0.27mi
10104 Dakota Way Everett, WA	4.0	2.5	1744	$4,195	$2.41	18d	1	0.30mi
1309 102nd Pl SW Unit N/A Everett, WA	3.0	2.5	1860	$3,295	$1.77	0d	1	0.36mi
10115 Holly Dr Everett, WA	1.0–3.0	1.0–2.0	1003	$2,720	$2.71	0d	25	0.39mi
10115 Holly Dr Everett, WA	1.0–3.0	1.0–2.0	1003	$2,720	$2.71	11d	22	0.39mi
10111 9th Ave W Everett, WA	1.0–2.0	1.0–2.5	1098	$2,550	$2.32	6d	4	0.48mi
9515 Holly Dr Unit 1 Everett, WA	3.0	2.5	1600	$3,000	$1.88	45d	1	0.66mi
2020 Hollow Dale Pl Unit A Everett, WA	3.0	2.5	1525	$2,650	$1.74	45d	1	0.87mi
1305 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	881	$1,800	$2.04	6d	5	0.88mi
729 112th St SW Unit B3 Everett, WA	4.0	3.5	2174	$3,395	$1.56	18d	1	0.97mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,134	$2.62	0d	43	1.16mi
2301 116th St SW Unit E Everett, WA	3.0	2.5	1400	$2,595	$1.85	45d	1	1.21mi
229 Dorn Ave Unit C101 Everett, WA	3.0	2.5	1452	$2,900	$2.00	0d	1	1.22mi
11625 Center Rd Unit C Everett, WA	3.0	2.5	1608	$3,200	$1.99	45d	1	1.30mi
11026 Meridian Dr SE Everett, WA	3.0	2.5	1700	$3,000	$1.76	45d	1	1.31mi
11719 12th Ave W Everett, WA	3.0	2.5	1533	$2,800	$1.83	45d	1	1.31mi
1108 Center Rd Everett, WA	2.0	2.0	1200	$2,150	$1.79	16d	1	1.31mi
11727 12th Ave W #77 Everett, WA	3.0	2.5	1533	$3,100	$2.02	23d	1	1.32mi
4 112th St SW Unit A Everett, WA	3.0	2.5	1661	$3,300	$1.99	45d	1	1.33mi
29 112th St SE Everett, WA	4.0	2.5	1957	$3,800	$1.94	45d	1	1.38mi
12121 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1116	$2,855	$2.56	0d	15	1.48mi
12118 Highway 99 Everett, WA	1.0–5.0	1.0–3.0	1117	$2,236	$2.00	3d	5	1.48mi

Listing history 6 events

1. 2026-05-31
   status $169,950 Pending 267 DOM
2. 2026-05-31
   days on market $169,950 Active 267 DOM
3. 2026-05-04
   price $169,950
4. 2026-03-05
   status Active
5. 2026-02-03
   price $179,950
6. 2025-09-05
   listed $189,950 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: $33,776
• − Mortgage interest: −$9,520
• − Property taxes: −$2,549
• − Insurance: −$850
• − Repairs & maintenance: −$2,702
• − Management: −$2,702
• − Depreciation: −$4,944
• Taxable income: $10,509
• Est. tax owed @ 24.0%: −$2,522
• After-tax cash flow: $10,067/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: Mukilteo School District
• NCES district ID: 5305430
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $60,807
• Composite: 48.17/100
• National rank: #4733
• State rank: #111 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): 45,130
• Household income: $68,513
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2874.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 46% Hispanic / Latino 22% Asian 14% Two or more races 11% Black 9% Pacific Islander 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Subsaharan African 4% Italian 2% Portuguese 2%
• Foreign-born: 31% · Canada, Vietnam, South Korea
• Languages at home: 58% English-only · Spanish 18% Russian/Polish/Slavic 6% Vietnamese 5%

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: ▼ -540.03%
• Current HPI: 321.7923
• Rent YoY: ▼ -1.70%
• 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

-10.5% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $169,950 NWMLS as Distributed by MLS Grid
• 2026-03-05 Relisted — NWMLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $179,950 NWMLS as Distributed by MLS Grid
• 2025-09-05 Listed $189,950 NWMLS as Distributed by MLS Grid

Property tax history

-11.3%/yr

Latest (2026): $56 · -3.1% YoY. Source: county tax records.