1427 100th St #75 · Everett, WA 98204

$85,500

3 bd · 2.0 ba · 1,227 sqft · Manufactured public records · 121 Days on market

Built 1988 $70/sqft · 47% below area Est $160k · 47% under

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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 +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Welcome to the best value in Fairway Estates! As the community's lowest-priced home, this charming 3-bedroom, 2-bath residence is your opportunity to join a welcoming 55+ community — and with 3 months of free rent offered through August 31st, the timing couldn't be better. Thoughtfully designed for comfortable single-level living, the 1,227 sq ft floor plan flows from a spacious living room and dedicated dining area into a large kitchen with abundant cabinetry and storage. A heat pump keeps things comfortable year-round, and the bedrooms are arranged for privacy, with the primary suite offering its own bath and generous closet space. Step outside the living room into the refreshed 183

Key facts

• Abundant cabinets
• Private bath
• Large kitchen

Tags

• SINGLE-LEVEL LIVING
• DEDICATED DINING AREA
• LARGE KITCHEN
• ABUNDANT CABINETS
• COMFORTABLE PRIMARY SUITE
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.5% 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; 39 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 39% 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 $591 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 + 0.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $50k; list at $86k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $75,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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: 2.63% ✓
• Cap rate: 23.47%
• Cash-on-cash: 61.35%
• DSCR: 3.73
• GRM: 3.2

CMA / ARV

• ARV (median comp): $160,344
• List price: $85,500
• Delta: -46.68%
• Verdict: UNDERPRICED
• Comps: 14 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 #50	0.00mi	2/2.0 (-1)	1,296 (+6%)	4mo	$150,000	$116	82
1427 100th St SW #91	0.00mi	2/2.0 (-1)	1,172 (-4%)	12mo	$65,000	$55	78
1427 100th St SW #97	0.00mi	2/2.0 (-1)	1,326 (+8%)	5mo	$146,000	$110	78
1427 100th St SW #105	0.00mi	2/2.0 (-1)	1,215 (-1%)	19mo	$145,000	$119	77
9931 18th Ave W #1	0.20mi	3/2.0	1,288 (+5%)	9mo	$170,000	$132	75
1427 100th St SW #118	0.00mi	3/2.0	1,296 (+6%)	20mo	$135,000	$104	74
1427 100th St SW #72	0.00mi	3/2.0	1,344 (+10%)	19mo	$226,000	$168	68
9931 18th Ave W #34	0.20mi	3/2.0	1,288 (+5%)	17mo	$209,500	$163	68
1427 100th St SW #2	0.00mi	2/2.0 (-1)	1,080 (-12%)	9mo	$45,000	$42	67
9931 18th Ave W #3	0.20mi	2/2.0 (-1)	1,060 (-14%)	8mo	$175,000	$165	56
10112 Holly Dr	0.33mi	3/2.0	1,080 (-12%)	17mo	$546,000	$506	51
1531 108th St SW	0.68mi	3/2.0	1,146 (-7%)	20mo	$370,000	$323	40

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: 56.8%
• Equity multiple: 3.40×
• Total profit: $57,517
• Equity at exit: $12,748

10-year hold

• IRR: 60.7%
• Equity multiple: 6.22×
• Total profit: $125,017
• Equity at exit: $7,392

Cash invested: $23,940 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$448
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $1,224

Break-even live

Break-even rent $702

Max offer price $85,500

Occupancy floor 41%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9727 18th Ave W Unit B103 Everett, WA	2.0	2.0	797	$1,795	$2.25	5d	1	0.13mi
9900 12th Ave W Everett, WA	1.0–3.0	1.0–2.0	1033	$2,892	$2.80	2d	15	0.16mi
1826 98th Pl SW Unit B Everett, WA	3.0	2.5	1467	$2,650	$1.81	3d	1	0.25mi
1826 98th Pl SW Unit B Everett, WA	3.0	2.5	1467	$2,650	$1.81	5d	1	0.25mi
10115 Holly Dr Everett, WA	1.0–3.0	1.0–2.0	1003	$2,720	$2.71	10d	22	0.39mi
10115 Holly Dr Everett, WA	1.0–3.0	1.0–2.0	1003	$2,720	$2.71	2d	24	0.39mi
10111 9th Ave W Everett, WA	1.0–2.0	1.0–2.5	1098	$2,550	$2.32	5d	4	0.48mi
9615 Holly Dr Everett, WA	1.0–2.0	1.0	645	$2,220	$3.44	5d	1	0.59mi
10720 Washington Way Everett, WA	2.0	1.0	700	$2,200	$3.14	2d	1	0.66mi
8600 18th Ave W Everett, WA	1.0–3.0	1.0–2.0	871	$2,446	$2.81	2d	11	0.67mi
1926 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	747	$1,950	$2.61	2d	23	0.69mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	2d	1	0.74mi
1126 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	827	$1,850	$2.24	44d	5	0.77mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	17d	1	0.78mi
215 100th St SW Everett, WA	2.0	2.0	856	$1,845	$2.16	5d	1	0.78mi
1906 W Casino Rd Unit 11 Everett, WA	2.0	1.0	800	$1,700	$2.12	44d	1	0.82mi
1020 W Casino Rd Everett, WA	1.0–2.0	1.0	880	$1,825	$2.07	5d	20	0.82mi
8710 5th Ave W Everett, WA	2.0	2.0	950	$2,050	$2.16	2d	11	0.85mi
702 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	850	$1,749	$2.06	5d	21	0.85mi
1305 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	881	$1,800	$2.04	5d	5	0.88mi
8530 5th Ave W Everett, WA	1.0–2.0	1.0	808	$1,595	$1.97	5d	2	0.90mi
1001 W Casino Rd Unit A306 Everett, WA	2.0	2.0	921	$2,150	$2.33	5d	1	0.91mi
8225 11th Dr W Everett, WA	2.0	1.0	850	$1,722	$2.03	5d	2	0.91mi
923 112th St SW Everett, WA	1.0–3.0	1.0–2.0	858	$2,305	$2.69	2d	24	0.98mi
11207 9th Pl W Everett, WA	2.0	1.0	995	$1,899	$1.91	20d	7	1.01mi
1730 112th St SW Everett, WA	1.0–2.0	1.0–2.0	805	$2,100	$2.61	2d	6	1.04mi
1020 112th St SW Everett, WA	1.0–2.0	1.0–2.0	853	$1,752	$2.05	2d	7	1.06mi
8920 Evergreen Way Everett, WA	2.0	1.0	567	$1,750	$3.08	2d	5	1.09mi
120 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	818	$1,993	$2.43	3d	13	1.11mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,172	$2.67	2d	43	1.16mi
115 Dorn Ave Everett, WA	2.0	1.0–2.0	946	$1,738	$1.84	17d	1	1.16mi
207 Dorn Ave Unit 2H Everett, WA	2.0	1.0	780	$1,795	$2.30	15d	1	1.20mi
2301 116th St SW Unit E Everett, WA	3.0	2.5	1400	$2,595	$1.85	44d	1	1.21mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	11d	1	1.22mi
1108 Center Rd Everett, WA	2.0	2.0	1200	$2,150	$1.79	15d	1	1.31mi
11715 Center Rd Unit A Everett, WA	2.0	1.0	750	$1,700	$2.27	44d	1	1.33mi
11812 E Gibson Rd Everett, WA	2.0	2.0	956	$1,810	$1.89	2d	7	1.36mi
12121 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1116	$2,855	$2.56	3d	18	1.48mi
12118 Highway 99 Everett, WA	1.0–5.0	1.0–3.0	1117	$2,236	$2.00	2d	5	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $85,500 Active 121 DOM
2. 2026-06-17
   days on market $85,500 Active 120 DOM
3. 2026-06-16
   days on market $85,500 Active 119 DOM
4. 2026-06-15
   days on market $85,500 Active 118 DOM
5. 2026-06-13
   days on market $85,500 Active 116 DOM
6. 2026-06-09
   days on market $85,500 Active 112 DOM
7. 2026-06-08
   days on market $85,500 Active 111 DOM
8. 2026-06-07
   days on market $85,500 Active 110 DOM
9. 2026-06-04
   days on market $85,500 Active 107 DOM
10. 2026-06-03
    days on market $85,500 Active 106 DOM
11. 2026-06-02
    days on market $85,500 Active 105 DOM
12. 2026-06-01
    days on market $85,500 Active 104 DOM
13. 2026-05-31
    days on market $85,500 Active 103 DOM
14. 2026-04-13
    price $85,500
15. 2026-03-12
    price $87,500
16. 2026-02-17
    listed $89,500 Active
17. 2004-02-06
    soldstatus $49,900
18. 2003-10-14
    listed $49,900

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $847 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,016
• − Mortgage interest: −$4,789
• − Property taxes: −$847
• − Insurance: −$428
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$2,487
• Taxable income: $14,143
• Est. tax owed @ 24.0%: −$3,394
• After-tax cash flow: $11,294/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

+71.3% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $85,500 NWMLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $87,500 NWMLS as Distributed by MLS Grid
• 2026-02-17 Listed $89,500 NWMLS as Distributed by MLS Grid
• 2004-02-06 Sold (MLS) $49,900 NWMLS as Distributed by MLS Grid
• 2003-10-14 Listed $49,900 NWMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2026): $847 · -10.2% YoY. Source: county tax records.