5900 64th St NE #15 · Marysville, WA 98270

$79,950

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 33 Days on market

Built 1980 Est $90k · 11% 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 +12.5/15.0
• 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

Well cared for 2- bedroom, 2- bath home in the wonderful 55+ community, Glenwood Mobile Estates. This lovely home is 1,240 sq feet. double pane windows, mature landscaping and lovely deck to enjoy the flowers from. You will also enjoy the generous back yard where you can sit and enjoy the sunsets. If that wasn't enough, a short walk to the clubhouse with all of the new amenities will give you activities every day. There are organized activities as well as a library, outdoor space and dog park. There is also RV Parking available. You will also be close to shopping and the YMCA! At this price, this home will not last long!

Key facts

• Dog park
• Generous back yard
• Double pane windows

Tags

• DOUBLE PANE WINDOWS
• MATURE LANDSCAPING
• GENEROUS BACK YARD
• CLUBHOUSE WITH AMENITIES
• OUTDOOR SPACE
• DOG PARK

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional; Land lease: $1,485
• HOA & community: Located in Glenwood manufactured home park; Park approved for sale; 229 homes in park; Park amenities include BBQs, clubhouse, common areas, exercise room

Exterior

• Parking: Carport; RV parking available in park
• Utilities: Electric energy source
• Home design: Manufactured home (double wide); One story; Faces south; Mobile home remains in place; Very good condition; Fleetwood make
• Construction: Metal/vinyl construction; Composition roof; Pillar/post/pier foundation; Double wide manufactured structure
• Exterior features: Metal/vinyl exterior; Shed on property; Curbs; Open space; Paved surfaces

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 1 shower
• Heating & cooling: Forced air heating; Heat pump (heating and cooling)
• Interior features: Kitchen with eating space; Living room; Utility room; Skylights; Drapes; Awnings; Sauna; Landscaped; Patio/porch/deck
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.0% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $77,551 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.98% ✓
• Cap rate: 27.01%
• Cash-on-cash: 74.00%
• DSCR: 4.29
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $89,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 64th St NE #217	0.00mi	3/2.0 (+1)	1,152 (0%)	2mo	$159,950	$139	94
5900 64th St NE #211	0.00mi	2/2.0	1,152 (0%)	10mo	$95,000	$82	92
5900 64th St NE #199	0.00mi	2/2.0	1,152 (0%)	13mo	$172,900	$150	89
5900 64th St NE #94	0.00mi	3/2.0 (+1)	1,152 (0%)	10mo	$99,000	$86	86
5900 64th St NE #176	0.00mi	2/2.0	1,152 (0%)	17mo	$89,500	$78	86
5900 64th St NE #184	0.00mi	2/2.0	1,152 (0%)	18mo	$90,000	$78	85
5900 64th St NE #39	0.00mi	3/2.0 (+1)	1,152 (0%)	15mo	$70,000	$61	82
5900 64th St NE #15	0.00mi	2/2.0	1,240 (+8%)	11mo	$70,000	$56	78
5900 64th St NE #223	0.00mi	2/2.0	1,248 (+8%)	11mo	$88,400	$71	77
5900 64th St NE #187	0.00mi	3/2.0 (+1)	1,296 (+12%)	0mo	$79,000	$61	74
5900 64th St NE #225	0.00mi	2/2.0	1,324 (+15%)	4mo	$117,000	$88	72
5900 64th St NE #188	0.00mi	3/2.0 (+1)	1,248 (+8%)	15mo	$53,000	$42	68

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: 72.3%
• Equity multiple: 4.21×
• Total profit: $71,809
• Equity at exit: $11,921

10-year hold

• IRR: 75.8%
• Equity multiple: 8.29×
• Total profit: $163,116
• Equity at exit: $6,913

Cash invested: $22,386 (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 98270

• Rents YoY: 1.7%
• Active inventory: 430
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$419
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,381

Break-even live

Break-even rent $632

Max offer price $79,950

Occupancy floor 37%

Sensitivity live

Price	-10% $1,426	-5% $1,403	+0% $1,381	+5% $1,358	+10% $1,335
Rent	-10% $1,193	-5% $1,287	+0% $1,381	+5% $1,475	+10% $1,569
Rate	-1.0pp $1,421	-0.5pp $1,401	base $1,381	+0.5pp $1,360	+1.0pp $1,339

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: $19,988
• Closing costs: $2,398
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6110 64th St NE Marysville, WA	1.0–3.0	1.0–2.0	867	$1,885	$2.17	2d	2	0.21mi
5127 61st St NE Marysville, WA	2.0	2.0	1232	$2,795	$2.27	18d	1	0.49mi
6526 67th Pl NE Marysville, WA	3.0	2.0	1120	$3,100	$2.77	44d	1	0.55mi
6514 69th St NE Marysville, WA	3.0	2.0	1317	$3,700	$2.81	44d	1	0.62mi
1926 1st St Apt C Marysville, WA	2.0	1.0	933	$1,595	$1.71	44d	1	0.80mi
5705 Grove St Apt 8 Marysville, WA	2.0	1.0	980	$1,995	$2.04	2d	1	0.82mi
1830 1st St Marysville, WA	2.0	1.0	709	$1,595	$2.25	44d	1	0.88mi
6300 Grove St Unit A Marysville, WA	2.0	1.0	1005	$3,100	$3.08	44d	1	0.91mi
7126 49th Dr NE Unit 4 Marysville, WA	2.0	1.0	820	$1,495	$1.82	20d	1	0.93mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,650	$2.06	13d	3	0.95mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$2,025	$3.18	5d	3	0.98mi
1729 8th St Marysville, WA	2.0	1.0	700	$2,300	$3.29	22d	1	1.00mi
7119 47th Ave NE Marysville, WA	3.0	1.0	1125	$1,950	$1.73	15d	1	1.02mi
7234 47th Ave NE Marysville, WA	2.0	1.0	950	$2,018	$2.12	5d	2	1.11mi
7625 51st Ave NE Unit A Marysville, WA	2.0	2.5	1286	$2,195	$1.71	22d	1	1.12mi
804 Columbia Ave Unit 5 Marysville, WA	2.0	1.0	850	$1,695	$1.99	24d	1	1.15mi
4203 Sunnyside Blvd Marysville, WA	2.0	1.0	1200	$2,300	$1.92	22d	1	1.18mi
1518 7th St #4 Marysville, WA	2.0	1.0	900	$1,595	$1.77	18d	1	1.18mi
4817 76th St NE Marysville, WA	2.0	1.5	995	$1,895	$1.90	44d	1	1.22mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,825	$2.40	2d	3	1.27mi
1404 9th St Marysville, WA	2.0	2.0	841	$2,345	$2.79	18d	1	1.32mi
7924 67th St NE Marysville, WA	3.0	2.5	1282	$2,800	$2.18	44d	1	1.35mi
4453 74th Dr NE Marysville, WA	3.0	2.5	1495	$2,950	$1.97	44d	1	1.35mi
1024 Cedar Ave Apt B Marysville, WA	2.0	1.0	1020	$1,795	$1.76	44d	1	1.41mi
4602 80th St NE Marysville, WA	1.0–2.0	1.0–2.0	777	$1,975	$2.54	5d	3	1.41mi
1031 Cedar Ave Unit 102 Marysville, WA	3.0	2.5	1200	$2,395	$2.00	44d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $79,950 Active 33 DOM
2. 2026-06-17
   days on market $79,950 Active 32 DOM
3. 2026-06-16
   days on market $79,950 Active 31 DOM
4. 2026-06-15
   days on market $79,950 Active 30 DOM
5. 2026-06-13
   days on market $79,950 Active 28 DOM
6. 2026-06-09
   days on market $79,950 Active 24 DOM
7. 2026-06-08
   days on market $79,950 Active 23 DOM
8. 2026-06-07
   days on market $79,950 Active 22 DOM
9. 2026-06-04
   days on market $79,950 Active 19 DOM
10. 2026-06-03
    days on market $79,950 Active 18 DOM
11. 2026-06-02
    days on market $79,950 Active 17 DOM
12. 2026-06-01
    days on market $79,950 Active 16 DOM
13. 2026-05-31
    days on market $79,950 Active 15 DOM
14. 2026-05-16
    listed $79,950 Active
15. 2025-07-21
    soldstatus $70,000
16. 2025-07-18
    soldstatus $70,000 Closed
17. 2025-07-02
    status Pending
18. 2025-07-01
    listed $70,000 Active
19. 2010-01-07
    soldstatus $17,500 Sold
20. 2009-12-20
    status Pending
21. 2009-12-17
    status Pending Inspection
22. 2009-12-07
    listed $20,000 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: $561 · $47/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$222/yr (+$19/mo · 39.6%)

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

Taxation est. · year 1

• Rental income: $28,555
• − Mortgage interest: −$4,478
• − Property taxes: −$561
• − Insurance: −$400
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$2,326
• Taxable income: $16,221
• Est. tax owed @ 24.0%: −$3,893
• After-tax cash flow: $12,673/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

+299.8% since first listed

9 events — show timeline

• 2026-05-16 Listed $79,950 NWMLS as Distributed by MLS Grid
• 2025-07-21 Sold (Public Records) $70,000 Public Records
• 2025-07-18 Sold (MLS) $70,000 NWMLS as Distributed by MLS Grid
• 2025-07-02 Pending — NWMLS as Distributed by MLS Grid
• 2025-07-01 Listed $70,000 NWMLS as Distributed by MLS Grid
• 2010-01-07 Sold (MLS) $17,500 NWMLS as Distributed by MLS Grid
• 2009-12-20 Pending — NWMLS as Distributed by MLS Grid
• 2009-12-17 Pending — NWMLS as Distributed by MLS Grid
• 2009-12-07 Listed $20,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2026): $561 · +9226.4% YoY. Source: county tax records.