14727 43rd Ave NE #134 · Marysville, WA 98271

$242,500

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 145 Days on market

Built 2006 1,782 sqft lot $136/sqft · at area comps Est $254k · at est. ↓ 10% 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
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +7.2/10.0
• 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

Welcome to Emerald Hills Estates—a tranquil 55+ community where the pace of life truly feels like easy street. Nestled next to the greenbelt, is this well maintained 3-bedroom, 2-bath home offers 1,782 sqft of bright living space designed for comfort & ease. Inside, you’ll love the vaulted ceilings, skylights & an open kitchen with abundant storage & a walk-in pantry—perfect for everyday living & entertaining alike. The spacious primary suite features a soaking tub plus a walk-in shower, creating a relaxing retreat. Step outside to a covered patio ideal for morning coffee or evening unwinding, along with 2 sheds for extra storage & a carport f

Key facts

• Greenbelt
• Vaulted ceilings
• Skylights

Tags

• GREENBELT
• VAULTED CEILINGS
• SKYLIGHTS
• OPEN KITCHEN
• ABUNDANT STORAGE
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $242k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $242k).
• Recommended offer: $213k (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); 213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 37% 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 $2k of loan paydown is wiped out by about $7k 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 $68k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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: 1.22% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.37%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $254,040
• List price: $242,500
• Delta: -4.54%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14727 43rd Ave NE #27	0.00mi	3/2.0	1,782 (0%)	8mo	$230,000	$129	93
14727 43rd Ave NE #133	0.00mi	3/2.0	1,708 (-4%)	10mo	$287,000	$168	85
14727 43rd Ave NE #78	0.00mi	3/2.0	1,782 (0%)	21mo	$255,000	$143	82
14727 43rd Ave NE #6	0.00mi	3/2.0	1,782 (0%)	22mo	$237,500	$133	81
14727 43rd Ave NE #126	0.00mi	3/2.0	1,620 (-9%)	6mo	$275,000	$170	80
14727 43rd Ave NE #4	0.00mi	2/2.0 (-1)	1,702 (-4%)	10mo	$265,000	$156	79
14727 43rd Ave NE #96	0.00mi	2/2.0 (-1)	1,722 (-3%)	13mo	$280,000	$163	79
14727 43rd Ave NE #8	0.00mi	3/2.0	1,848 (+4%)	20mo	$275,000	$149	77
14727 43rd Ave NE #145	0.00mi	3/2.0	1,625 (-9%)	12mo	$299,000	$184	76
14727 43rd Ave NE #144	0.00mi	3/2.0	1,539 (-14%)	12mo	$298,000	$194	67

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: $10,375
• Equity at exit: $36,158

10-year hold

• IRR: 12.8%
• Equity multiple: 1.99×
• Total profit: $67,150
• Equity at exit: $20,967

Cash invested: $67,900 (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: 213
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,960 medium
• Mortgage (P&I): −$1,272
• Tax from tax record: −$152 /mo · $1,830/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $813

Break-even live

Break-even rent $1,931

Max offer price $242,500

Occupancy floor 68%

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1d	1	0.20mi
5614 147th Pl NE Marysville, WA	3.0	2.5	2062	$3,600	$1.75	43d	1	0.74mi
5429 132nd St NE Marysville, WA	3.0	2.0	1246	$2,500	$2.01	4d	1	1.01mi

Listing history 9 events

1. 2026-06-07
   status $242,500 Pending 145 DOM
2. 2026-06-04
   days on market $242,500 Active 145 DOM
3. 2026-06-03
   days on market $242,500 Active 144 DOM
4. 2026-06-02
   days on market $242,500 Active 143 DOM
5. 2026-06-01
   days on market $242,500 Active 142 DOM
6. 2026-05-31
   days on market $242,500 Active 141 DOM
7. 2026-05-14
   price $242,500
8. 2026-03-06
   price $255,000
9. 2026-02-11
   price $268,000

ⓘ 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: $1,830 · $152/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$547/yr (+$46/mo · 29.9%)

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

Taxation est. · year 1

• Rental income: $35,519
• − Mortgage interest: −$13,584
• − Property taxes: −$1,830
• − Insurance: −$1,212
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − Depreciation: −$7,055
• Taxable income: $6,156
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $8,280/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

-9.5% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $242,500 NWMLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $255,000 NWMLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $268,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2026): $1,830 · +5.9% YoY. Source: county tax records.