13320 Hwy 99 #34 · Everett, WA 98204

$129,950

2 bd · 1.0 ba · 1,040 sqft · Manufactured public records · 171 Days on market

Built 1966 $125/sqft · 6% above area Est $100k · 30% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A wonderful home for you that's better than new in 55+ park. Newer appliances: stove, refrigerator, garbage disposal, microwave, dishwasher. Great bathroom with all newer fixtures: tub, toilet and cabinets. Newer laminate flooring throughout. Painted inside and out creating a fresh, bright living atmosphere. Newer 25 year PVC roof and newer hot water heater. A split heat exchange unit provides a toasty temperature in the winter and a cool temp in the summer. All new doors and dbl paned windows making home PUD efficient.

Key facts

• New doors
• Newer appliances
• Newer fixtures

Tags

• NEWER APPLIANCES
• NEWER FIXTURES
• NEWER LAMINATE FLOORING
• NEWER PVC ROOF
• NEW HOT WATER HEATER
• NEW DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $114,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
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: 1.60% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.64%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $100,000
• List price: $129,950
• Delta: 29.95%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13320 Highway 99 #141	0.00mi	2/1.0	1,016 (-2%)	5mo	$129,000	$127	92
13320 Highway 99 #88	0.00mi	2/2.0	1,080 (+4%)	5mo	$40	—	86
13320 Hwy 99 #197	0.00mi	2/1.0	956 (-8%)	7mo	$115,000	$120	81
13320 Highway 99 #124	0.00mi	2/2.0	1,004 (-4%)	14mo	$169,999	$169	78
13320 Highway 99 #140	0.00mi	3/2.0 (+1)	1,022 (-2%)	18mo	$189,000	$185	73
13320 Highway 99 #208	0.00mi	2/2.0	1,136 (+9%)	11mo	$149,000	$131	72
13320 Highway 99 #131	0.00mi	3/1.5 (+1)	1,002 (-4%)	18mo	$70,000	$70	72
14322 Admiralty Way #48	0.51mi	2/1.0	1,022 (-2%)	3mo	$100,000	$98	71
13320 Highway 99 #29	0.00mi	2/2.0	1,140 (+10%)	11mo	$179,950	$158	71
14322 Admiralty Way #75	0.51mi	1/1.5 (-1)	1,040 (0%)	16mo	$160,000	$154	56
14322 Admiralty Way #68	0.51mi	2/2.0	960 (-8%)	12mo	$55,000	$57	50
14322 Admiralty Way #79	0.51mi	2/2.5	1,118 (+8%)	10mo	$151,700	$136	49

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: 14.6%
• Equity multiple: 1.56×
• Total profit: $20,451
• Equity at exit: $19,376

10-year hold

• IRR: 20.9%
• Equity multiple: 2.53×
• Total profit: $55,618
• Equity at exit: $11,236

Cash invested: $36,386 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,949/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $747

Break-even live

Break-even rent $1,137

Max offer price $129,950

Occupancy floor 59%

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: $32,488
• Closing costs: $3,898
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12909 Mukilteo Speedway Lynnwood, WA	3.0–4.0	2.0	1199	$1,993	$1.66	4d	8	0.28mi
2709 Lincoln Way Lynnwood, WA	2.0–3.0	2.0	1120	$2,256	$2.01	1d	4	0.34mi
14014 Admiralty Way Lynnwood, WA	1.0–2.0	1.0–2.0	768	$1,975	$2.57	4d	6	0.42mi
14131 Admiralty Way Unit B Lynnwood, WA	2.0	1.5	1000	$2,245	$2.25	24d	1	0.52mi
14500 Admiralty Way Lynnwood, WA	2.0	1.5	816	$1,700	$2.08	2d	1	0.66mi
14611 Admiralty Way Lynnwood, WA	1.0–3.0	1.0–2.0	1004	$2,299	$2.29	1d	11	0.78mi
3626 Shelby Rd #2 Lynnwood, WA	2.0	2.5	1360	$2,600	$1.91	2d	1	0.89mi
3717 148th St SW Lynnwood, WA	2.0	1.0–2.0	865	$1,912	$2.21	2d	6	0.94mi
12530 Admiralty Way Unit D304 Everett, WA	2.0	2.0	1050	$2,400	$2.29	4d	1	0.94mi
12118 Highway 99 Everett, WA	1.0–5.0	1.0–3.0	1117	$1,941	$1.74	1d	5	1.01mi
12121 Highway 99 Everett, WA	1.0–2.0	1.0	638	$1,637	$2.56	4d	14	1.02mi
15001 35th Ave W Lynnwood, WA	1.0–3.0	1.0–2.0	885	$2,010	$2.27	4d	15	1.04mi
3406 151st Pl SW Unit Na Lynnwood, WA	3.0	2.5	1418	$3,059	$2.16	1d	1	1.12mi
12907 E Gibson Rd Everett, WA	1.0–2.0	1.0–2.0	859	$2,085	$2.43	4d	4	1.13mi
12907 E Gibson Rd Everett, WA	1.0–2.0	1.0–2.0	775	$2,081	$2.69	1d	5	1.13mi
11715 Center Rd Unit A Everett, WA	2.0	1.0	750	$1,700	$2.27	43d	1	1.14mi
12402 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	842	$1,922	$2.28	1d	16	1.16mi
12433 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1073	$2,274	$2.12	2d	32	1.16mi
14402 Madison Way Lynnwood, WA	1.0	1.0	800	$2,500	$3.12	43d	1	1.23mi
1007 130th St SW Everett, WA	1.0–2.0	1.0–2.0	796	$1,800	$2.26	1d	9	1.23mi
2301 116th St SW Unit E Everett, WA	3.0	2.5	1400	$2,595	$1.85	43d	1	1.25mi
14615 Madison Way Lynnwood, WA	2.0–4.0	2.0	1288	$1,899	$1.47	4d	1	1.27mi
14925 44th Ave W Unit B3 Lynnwood, WA	2.0	2.5	1419	$3,000	$2.11	2d	1	1.28mi
12101 Greenhaven Mukilteo, WA	1.0–3.0	1.0–2.5	991	$2,860	$2.89	1d	14	1.31mi
921 130th St SW Unit A101 Everett, WA	2.0	2.0	844	$1,700	$2.01	4d	1	1.32mi
14713 47th Ave W Lynnwood, WA	3.0	2.0	1265	$2,975	$2.35	10d	1	1.34mi
12121 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1116	$2,245	$2.01	2d	18	1.35mi
12522 8th Ave W Everett, WA	1.0–3.0	1.0–2.0	1005	$2,146	$2.13	4d	8	1.38mi
12906 8th Ave W Everett, WA	2.0	2.0	841	$1,675	$1.99	4d	1	1.38mi
820 124th St SW Apt D Everett, WA	2.0	1.5	960	$1,595	$1.66	4d	1	1.44mi
1717 153rd St SW Lynnwood, WA	3.0	1.5	1372	$3,100	$2.26	43d	1	1.46mi
1730 112th St SW Everett, WA	1.0–2.0	1.0–2.0	805	$2,100	$2.61	1d	6	1.46mi
15713 35th Ave W Lynnwood, WA	2.0	1.0	940	$2,000	$2.13	24d	1	1.48mi
15713 35th Ave W Lynnwood, WA	3.0	2.0	1145	$2,395	$2.09	2d	1	1.48mi
2510 164th St SW Lynnwood, WA	3.0	1.0–2.0	998	$2,670	$2.68	1d	1	1.48mi
4109 156th St SW Unit A3 Lynnwood, WA	2.0	1.0	988	$1,895	$1.92	24d	1	1.50mi
4109 156th St SW Unit B4 Lynnwood, WA	2.0	1.0	985	$1,995	$2.03	43d	1	1.50mi
11812 E Gibson Rd Everett, WA	2.0	2.0	956	$1,810	$1.89	2d	7	1.50mi

Listing history 6 events

1. 2026-05-03
   status Pending
2. 2026-02-26
   price $129,950
3. 2025-11-12
   listed $134,950 Active
4. 2022-05-20
   soldstatus $125,000 Closed
5. 2022-05-06
   status Pending
6. 2022-04-28
   listed $129,950 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: $24,989
• − Mortgage interest: −$7,279
• − Property taxes: −$1,949
• − Insurance: −$650
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$3,780
• Taxable income: $7,332
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $7,205/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

• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-03 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $129,950 NWMLS as Distributed by MLS Grid
• 2025-11-12 Listed $134,950 NWMLS as Distributed by MLS Grid
• 2022-05-20 Sold (MLS) $125,000 NWMLS as Distributed by MLS Grid
• 2022-05-06 Pending — NWMLS as Distributed by MLS Grid
• 2022-04-28 Listed $129,950 NWMLS as Distributed by MLS Grid

Property tax history

-2.3%/yr

Latest (2026): $68 · +10.7% YoY. Source: county tax records.