5900 64th St NE Unit Sp 91 · Marysville, WA 98270

$97,500

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 78 Days on market

Built 1979 $55/sqft · 15% below area Est $115k · 15% under ↓ 17% 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
• ARV discount +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large, well maintained (1,782 Sq Ft), 3 bedroom & 2 Bath, quality features sprinkled thru out this well-built Glen River Home. Biggest home avail. in Park, located in Desirable Glenwood Estates Senior Park in South Marysville. Park is across from YMCA (w/ pool), Walmart/ Golf and Jenning Park is w/ in blocks of Home.  Extr. of home features Semi-private (Cul de sac) setting with large, covered deck & Parking. Large, open tree lined common areas around home are maintained by Park, shed w/ power and visiting deer family on occasion. Interior features include Family room w/ built-in wall fireplace next to open kitchen w/ eating bar, separate dining room and Living room. Primar

Key facts

• Covered deck
• Recent upgrades
• Move in ready

Tags

• COVERED DECK
• BUILT-IN WALL FIREPLACE
• DOUBLE WALK-IN CLOSETS
• RECENT UPGRADES
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.8% 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 (+1.7%/yr); 430 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 36% of the median local income ($108k/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 $674 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.35% ✓
• Cap rate: 29.77%
• Cash-on-cash: 83.85%
• DSCR: 4.73
• GRM: 2.5

CMA / ARV

• ARV (median comp): $115,000
• List price: $97,500
• Delta: -15.22%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 64th St NE #215	0.00mi	3/2.0	1,728 (-3%)	17mo	$100,000	$58	81
5900 64th St NE #219	0.00mi	3/2.0	1,600 (-10%)	16mo	$120,000	$75	69

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: 82.7%
• Equity multiple: 4.71×
• Total profit: $101,391
• Equity at exit: $14,538

10-year hold

• IRR: 85.7%
• Equity multiple: 9.34×
• Total profit: $227,561
• Equity at exit: $8,430

Cash invested: $27,300 (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 98270

• Rents YoY: 1.7%
• Active inventory: 430
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $3,267 high
• Mortgage (P&I): −$511
• Tax est. 1.5%: −$122 /mo · $1,462/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $1,907

Break-even live

Break-even rent $853

Max offer price $97,500

Occupancy floor 37%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5127 61st St NE Marysville, WA	2.0	2.0	1232	$2,795	$2.27	18d	1	0.49mi
6514 69th St NE Marysville, WA	3.0	2.0	1317	$3,700	$2.81	43d	1	0.62mi
4716 Grove St Marysville, WA	4.0	3.5	2000	$3,095	$1.55	43d	1	1.00mi
4814 72nd Dr NE Marysville, WA	4.0	2.5	1882	$3,065	$1.63	16d	1	1.10mi
7625 51st Ave NE Unit A Marysville, WA	2.0	2.5	1286	$2,195	$1.71	22d	1	1.12mi
6412 77th Dr NE Marysville, WA	4.0	2.5	2609	$3,490	$1.34	1d	1	1.19mi
7901 55th Pl NE Marysville, WA	3.0	2.5	1933	$3,700	$1.91	2d	1	1.29mi
7924 67th St NE Marysville, WA	3.0	2.5	1282	$2,800	$2.18	43d	1	1.35mi
4453 74th Dr NE Marysville, WA	3.0	2.5	1495	$2,950	$1.97	43d	1	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $97,500 Active 78 DOM
2. 2026-06-17
   days on market $97,500 Active 77 DOM
3. 2026-06-16
   days on market $97,500 Active 76 DOM
4. 2026-06-15
   days on market $97,500 Active 75 DOM
5. 2026-06-13
   days on market $97,500 Active 73 DOM
6. 2026-06-09
   days on market $97,500 Active 69 DOM
7. 2026-06-08
   days on market $97,500 Active 68 DOM
8. 2026-06-07
   days on market $97,500 Active 67 DOM
9. 2026-06-04
   days on market $97,500 Active 64 DOM
10. 2026-06-03
    days on market $97,500 Active 63 DOM
11. 2026-06-02
    days on market $97,500 Active 62 DOM
12. 2026-06-01
    days on market $97,500 Active 61 DOM
13. 2026-05-31
    days on market $97,500 Active 60 DOM
14. 2026-04-25
    price $97,500
15. 2026-04-01
    listed $117,500 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: $39,209
• − Mortgage interest: −$5,462
• − Property taxes: −$1,462
• − Insurance: −$488
• − Repairs & maintenance: −$3,137
• − Management: −$3,137
• − Depreciation: −$2,836
• Taxable income: $22,688
• Est. tax owed @ 24.0%: −$5,445
• After-tax cash flow: $17,445/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): 55,049
• Household income: $108,147
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1150.0

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 0.55)
• 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%

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

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

-17.0% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $97,500 NWMLS as Distributed by MLS Grid
• 2026-04-01 Listed $117,500 NWMLS as Distributed by MLS Grid