18501 52nd Ave W #54 · Lynnwood, WA 98037

$145,000

2 bd · 2.0 ba · 1,096 sqft · Manufactured public records · 286 Days on market

Built 1968 9.65 ac lot $132/sqft · 64% above area

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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 +7.5/15.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the beautifully remodeled double wide in a serene 55+ community! This spacious 2-bedroom, 2-bath gem offers a bright and airy open floor plan with a huge living area perfect for relaxing or entertaining. The modern kitchen shines with brand new stainless-steel appliances (with 5 YEAR WARRANTY), where everyday meals turn into cherished moments. The primary suite feels like a private retreat, complete with a walk-in closet for comfort and convenience. Step outside and enjoy the ease of a covered carport with large storage, giving you room for everything you need. This isn’t just a house—it’s a place to feel at home, create memories, and enjoy the lifestyle you des

Key facts

• Open floor plan
• Walk-in closet
• Covered carport

Tags

• REMODELED DOUBLE WIDE
• OPEN FLOOR PLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.2% in Lynnwood — 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 77/100 on livability (#150 in WA, #3,226 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment A; Watch: crime F, cost of living F.
• Edmonds School District (suburban): math 54% / reading 65% proficiency, ranked #53 of 291 in WA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lynnwood Elementary (559 students, 53% FRL); Alderwood Middle School (746 students, 57% FRL); Lynnwood High School (1,353 students, 49% FRL) — zoned schools average 53% FRL vs 28% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 174 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 1.4% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 1968 — 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 F 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: 1.52% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.96%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (median comp): $88,488
• List price: $145,000
• Delta: 63.86%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18501 52nd Ave W #54	0.00mi	2/2.0	1,096 (0%)	0mo	$145,000	$132	100
5220 176th St SW #4	0.45mi	2/1.5	1,040 (-5%)	1mo	$85,000	$82	67
18501 52nd Ave W #83	0.08mi	2/2.0	1,260 (+15%)	10mo	$135,000	$107	63
5220 176th St SW #12	0.45mi	2/1.5	1,200 (+10%)	12mo	$95,000	$79	51
5220 176th St SW #50	0.45mi	2/2.0	1,200 (+10%)	22mo	$99,900	$83	45
17408 44th Ave W #32	0.73mi	3/2.0 (+1)	1,188 (+8%)	11mo	$225,000	$189	38
4515 176th St SW #33	0.66mi	3/2.0 (+1)	1,248 (+14%)	15mo	$157,000	$126	29

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 · 1.37% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.71×
• Total profit: $28,848
• Equity at exit: $21,620

10-year hold

• IRR: 25.2%
• Equity multiple: 3.04×
• Total profit: $82,847
• Equity at exit: $12,537

Cash invested: $40,600 (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 98037

• Rents YoY: 1.4%
• Active inventory: 174
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$760
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $878

Break-even live

Break-even rent $1,087

Max offer price $145,000

Occupancy floor 55%

Sensitivity live

Price	-10% $961	-5% $919	+0% $878	+5% $837	+10% $796
Rent	-10% $705	-5% $792	+0% $878	+5% $965	+10% $1,052
Rate	-1.0pp $951	-0.5pp $915	base $878	+0.5pp $841	+1.0pp $803

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18400 52nd Ave W Lynnwood, WA	2.0	1.0	1092	$1,995	$1.83	45d	1	0.10mi
18534 52nd Ave W Lynnwood, WA	2.0	2.0	1100	$2,295	$2.09	3d	1	0.18mi
18606 52nd Ave W Lynnwood, WA	2.0	2.0	1204	$2,325	$1.93	6d	1	0.22mi
5311 188th St SW Lynnwood, WA	2.0	1.5	1004	$2,500	$2.49	45d	1	0.27mi
5620 183rd St SW Lynnwood, WA	1.0–2.0	1.0	787	$2,075	$2.63	3d	2	0.38mi
5707 186th Pl SW Unit 4-PLEX 1 Lynnwood, WA	2.0	2.0	1000	$2,135	$2.13	25d	1	0.40mi
5624 183rd St SW Lynnwood, WA	1.0–2.0	1.0	787	$2,075	$2.63	0d	2	0.41mi
4516 188th St SW Lynnwood, WA	3.0	1.0	1500	$2,895	$1.93	25d	1	0.44mi
4816 176th St SW Lynnwood, WA	1.0–2.0	1.0–1.5	802	$1,970	$2.45	0d	6	0.48mi
4702 176th St SW Lynnwood, WA	1.0–2.0	1.0	886	$1,950	$2.20	0d	7	0.49mi
4502 176th St SW Unit 2 Lynnwood, WA	2.0	2.0	1004	$2,195	$2.19	45d	1	0.50mi
17828 44th Ave W Unit 2 Lynnwood, WA	2.0	2.0	750	$2,100	$2.80	45d	1	0.52mi
4432 176th St SW Unit 3 Lynnwood, WA	2.0	2.0	1004	$2,195	$2.19	45d	1	0.55mi
4432 176th St SW Unit 2 Lynnwood, WA	2.0	2.0	1004	$2,195	$2.19	25d	1	0.55mi
4428 176th St SW Unit 4 Lynnwood, WA	2.0	2.0	1004	$2,195	$2.19	25d	1	0.56mi
17422 52nd Ave W Lynnwood, WA	2.0	1.5	850	$1,960	$2.31	25d	1	0.58mi
4410 176th St SW Lynnwood, WA	1.0–2.0	1.0	770	$1,850	$2.40	6d	3	0.62mi
17529 44th Ave W Lynnwood, WA	2.0	1.0	1000	$2,395	$2.40	5d	1	0.68mi
18020 40th Ave W Lynnwood, WA	1.0	1.0	1350	$2,350	$1.74	45d	1	0.70mi
5419 172nd Pl SW Lynnwood, WA	3.0	2.0	980	$2,895	$2.95	25d	1	0.76mi
17314 44th Ave W Unit C Lynnwood, WA	2.0	1.5	1000	$2,200	$2.20	19d	1	0.78mi
17619 62nd Pl W Lynnwood, WA	3.0	1.0	1400	$2,695	$1.93	45d	1	0.85mi
19801 50th Ave W Lynnwood, WA	1.0–2.0	1.0	825	$1,925	$2.33	6d	5	0.86mi
19800 50th Ave W Lynnwood, WA	1.0–2.0	1.0	791	$2,030	$2.56	0d	5	0.90mi
19309 40th Ave W Lynnwood, WA	2.0	1.0–1.5	707	$2,580	$3.65	45d	3	0.92mi
18124 36th Ave W Lynnwood, WA	1.0–2.0	1.0–2.0	821	$2,257	$2.75	0d	9	0.93mi
5618 198th St SW Unit 202 Lynnwood, WA	2.0	1.0	817	$1,750	$2.14	5d	1	0.96mi
18505 36th Ave W Lynnwood, WA	1.0–2.0	1.0–2.0	776	$2,356	$3.04	0d	7	0.99mi
18031 36th Ave W Lynnwood, WA	1.0–2.0	1.0–2.0	760	$2,186	$2.88	0d	6	0.99mi
4807 200th St SW Lynnwood, WA	2.0–3.0	1.0	935	$1,550	$1.66	0d	8	0.99mi
19501 40th Ave W Lynnwood, WA	1.0–2.0	1.0	662	$2,346	$3.54	0d	26	1.00mi
4727 200th St SW Lynnwood, WA	1.0–2.0	1.0–1.5	875	$2,518	$2.88	0d	11	1.00mi
5725 200th St SW Lynnwood, WA	2.0	1.0	800	$2,000	$2.50	18d	1	1.05mi
4800 200th St SW Unit E201 Lynnwood, WA	2.0	2.0	971	$2,300	$2.37	6d	1	1.06mi
4001 198th St SW Lynnwood, WA	3.0	1.0–2.0	905	$3,115	$3.44	4d	242	1.08mi
16604 48th Ave W Lynnwood, WA	1.0–3.0	1.0–2.0	890	$2,162	$2.43	4d	9	1.11mi
19301 36th Ave W Lynnwood, WA	2.0	1.5	1080	$2,250	$2.08	25d	1	1.11mi
19301 36th Ave W Unit 37 Lynnwood, WA	2.0	1.5	1080	$2,250	$2.08	12d	1	1.13mi
5812 200th St SW Unit B Lynnwood, WA	2.0	2.0	942	$2,300	$2.44	45d	1	1.13mi
19888 40th Ave W Lynnwood, WA	3.0	1.0–2.0	906	$2,233	$2.46	16d	21	1.15mi

Listing history 10 events

1. 2026-06-10
   status $145,000 Pending 286 DOM
2. 2026-06-09
   days on market $145,000 Active 286 DOM
3. 2026-06-08
   days on market $145,000 Active 285 DOM
4. 2026-06-07
   days on market $145,000 Active 284 DOM
5. 2026-06-04
   days on market $145,000 Active 281 DOM
6. 2026-06-03
   days on market $145,000 Active 280 DOM
7. 2026-06-02
   days on market $145,000 Active 279 DOM
8. 2026-06-01
   days on market $145,000 Active 278 DOM
9. 2026-05-31
   days on market $145,000 Active 277 DOM
10. 2025-08-27
    listed $145,000 Active

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$969/yr (+$81/mo · 214.6%)

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

Taxation est. · year 1

• Rental income: $26,383
• − Mortgage interest: −$8,122
• − Property taxes: −$452
• − Insurance: −$725
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$4,218
• Taxable income: $8,645
• Est. tax owed @ 24.0%: −$2,075
• After-tax cash flow: $8,466/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: Edmonds School District
• NCES district ID: 5302400
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $67,451
• Composite: 53.94/100
• National rank: #3026
• State rank: #53 of 291 in WA

Livability — Lynnwood

• Score: 77/100
• State rank: #150
• US rank: #3226

Category grades

Amenities B Commute A+ Cost of living F Crime F Employment A Housing B Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynnwood, WA
• County: Snohomish County · 786,756 people
• City population: 152,865
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 29,723
• Household income: $107,281
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1090.0

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 0.69)
• Race & ethnicity: White 48% Asian 23% Hispanic / Latino 15% Two or more races 12% Black 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 3% Italian 3% Slovak 2%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 65% English-only · Spanish 10% Chinese 4% Korean 4%

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: ▼ -847.19%
• Current HPI: 340.6136
• Rent YoY: ▲ 1.37%
• 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

1 event — show timeline

• 2025-08-27 Listed $145,000 NWMLS as Distributed by MLS Grid

Property tax history

+10.6%/yr

Latest (2026): $452 · -23.3% YoY. Source: county tax records.