5810 Fleming St #82 · Everett, WA 98203

$170,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 38 Days on market

Built 1987 $131/sqft · at area comps Est $178k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +9.6/15.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy comfortable, affordable living in a well-managed and beautifully maintained 55+ community in Everett! This move-in ready 3-bedroom manufactured home features brand-new carpet, heat pump and AC, all appliances included, and private on-site storage for added convenience. Ideally situated within the park for easy access to community amenities, including the clubhouse, gathering spaces, and beautifully maintained grounds. The welcoming neighborhood atmosphere makes it easy to enjoy both comfort and connection. Conveniently located just minutes from the Everett Golf & Country Club, revitalized downtown Everett, shopping, dining, medical services, and the vibrant Port of Everett Water

Key facts

• Ac
• Heat pump
• Community amenities

Tags

• MOVE IN READY
• BRAND NEW CARPET
• HEAT PUMP
• AC
• PRIVATE ON SITE STORAGE
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Buyer to verify schools; Bus service nearby (Everett Transit #7)
• Financial info: Accepts Cash, Conventional, FHA
• HOA & community: Located in Creekside mobile home park; Approximately 100 homes in the park; Senior community; Park amenities include clubhouse, RV parking, sidewalks; Lot rent / land lease: $1,128

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Public water (water included in lot rent); Electric service (Snohomish County PUD); Sewer via City of Everett; Electric water heater
• Home design: Manufactured home (double wide); Kentwood Esquire model; One level; Faces northeast; Good condition
• Construction: Wood construction; Wood skirting; Composition roof; Manufactured after 6/15/1976; Mobile home remains
• Exterior features: Wood exterior; Patio/porch/deck; Corner lot; Cul-de-sac; Paved; Sidewalk; View

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: Two three-quarter bathrooms; 2 showers
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Water heater in master bath; Vaulted ceilings; Skylights; Ceiling fan(s); Double pane windows; Drapes; Walk-in closet(s); Dining room; Entry; Kitchen with eating space; Living room; Utility room; Bath off primary
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: crime D+, amenities F, cost of living F.
• Everett School District (urban): math 60% / reading 72% proficiency, ranked #26 of 291 in WA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: View Ridge Elementary (480 students, 53% FRL); Evergreen Middle School (909 students, 64% FRL); Everett High School (1,606 students, 57% FRL) — zoned schools average 58% FRL vs 31% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 160 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $5k 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 + 0.8% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $43k; list at $170k implies a 295% gain — meaningful room to come down on a strong offer.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. 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?
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: 1.46% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.72%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $178,378
• List price: $170,000
• Delta: -4.70%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5810 Fleming St #34	0.00mi	3/2.0	1,248 (-4%)	11mo	$203,000	$163	85
5810 Fleming St #92	0.00mi	3/2.0	1,196 (-8%)	8mo	$198,000	$166	81
5810 Fleming St #21	0.00mi	2/2.0 (-1)	1,176 (-9%)	6mo	$145,000	$123	75
5810 Fleming St #59	0.00mi	3/2.0	1,188 (-8%)	16mo	$190,000	$160	73
5810 Fleming St #15	0.00mi	2/2.0 (-1)	1,176 (-9%)	10mo	$158,850	$135	72
5810 Fleming St #11	0.00mi	3/2.0	1,404 (+8%)	20mo	$190,000	$135	70
5810 Fleming St #93	0.00mi	2/2.0 (-1)	1,152 (-11%)	13mo	$147,500	$128	66
5810 Fleming St #36	0.00mi	2/2.0 (-1)	1,152 (-11%)	13mo	$175,000	$152	65
5810 Fleming St	0.00mi	2/2.0 (-1)	1,152 (-11%)	13mo	$175,000	$152	65
6407 Cady Rd Unit C	0.49mi	3/2.0	1,248 (-4%)	13mo	$550,000	$441	60

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.35×
• Total profit: $16,842
• Equity at exit: $25,348

10-year hold

• IRR: 16.5%
• Equity multiple: 2.21×
• Total profit: $57,535
• Equity at exit: $14,698

Cash invested: $47,600 (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 98203

• Rents YoY: 0.8%
• Active inventory: 160
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $782

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 63%

Sensitivity live

Price	-10% $900	-5% $841	+0% $782	+5% $723	+10% $665
Rent	-10% $586	-5% $684	+0% $782	+5% $880	+10% $978
Rate	-1.0pp $868	-0.5pp $825	base $782	+0.5pp $738	+1.0pp $693

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5709 Highway Pl Unit 208 Everett, WA	2.0	1.0	950	$1,375	$1.45	6d	1	0.32mi
5008 Sperry Ln Everett, WA	3.0	2.0	1305	$3,600	$2.76	19d	1	0.39mi
517 Pecks Dr Everett, WA	3.0	1.0	1440	$2,595	$1.80	3d	1	0.39mi
607 47th St SE Everett, WA	1.0–2.0	1.0–2.0	756	$2,150	$2.84	6d	12	0.58mi
6609 Cady Rd Unit 2 Everett, WA	2.0	1.5	1386	$2,225	$1.61	25d	1	0.65mi
5717 Colby Ave Unit B Everett, WA	2.0	1.0	1206	$1,899	$1.57	19d	1	0.69mi
507 Madison St Apt A Everett, WA	3.0	2.0	1014	$2,449	$2.42	0d	1	0.74mi
1916 60th St SE Everett, WA	3.0	2.0	1600	$4,000	$2.50	0d	1	0.74mi
6115 W Beech St Everett, WA	3.0	1.0	1000	$2,395	$2.40	0d	1	0.75mi
6911 Rainier Dr Unit 11-03 Everett, WA	2.0	1.5	1008	$1,695	$1.68	25d	1	0.83mi
6911 Rainier Dr Unit 11-07 Everett, WA	2.0	1.5	1008	$2,095	$2.08	6d	1	0.83mi
6601 Glenwood Ave Everett, WA	2.0	1.0	882	$2,450	$2.78	0d	1	0.91mi
609 Wood Pl Everett, WA	1.0–2.0	1.0–1.5	839	$2,100	$2.50	0d	11	0.94mi
5718 Commercial Ave Everett, WA	3.0	2.0	1500	$2,850	$1.90	5d	1	0.94mi
4216 Olive St Everett, WA	2.0	2.0	1700	$3,500	$2.06	25d	1	1.05mi
2509 61st St SE Everett, WA	2.0	1.0	900	$1,495	$1.66	21d	1	1.10mi
4230 Hoyt Ave Unit 3 Everett, WA	2.0	1.0	882	$1,795	$2.04	25d	1	1.10mi
4230 Hoyt Ave Unit 14 Everett, WA	2.0	1.0	882	$1,595	$1.81	25d	1	1.10mi
1007 75th St SE Everett, WA	2.0	1.5	1059	$1,695	$1.60	0d	1	1.13mi
701 75th St SE Everett, WA	1.0–3.0	1.0	820	$2,075	$2.53	6d	5	1.14mi
6801 Lombard Ave Unit B Everett, WA	4.0	2.0	1460	$3,000	$2.05	0d	1	1.18mi
618 75th St SE Everett, WA	3.0	2.0	1232	$2,400	$1.95	12d	1	1.22mi
2517 Howard Ave Everett, WA	2.0–3.0	1.0	900	$1,995	$2.22	21d	2	1.26mi
2505 Madison St Unit A Everett, WA	3.0	1.0	1040	$2,800	$2.69	25d	1	1.27mi
2220 Monroe Ave Everett, WA	3.0	1.0	930	$2,799	$3.01	0d	1	1.28mi
3928 Rucker Ave Everett, WA	2.0	2.0	1000	$1,900	$1.90	25d	1	1.31mi
1915 75th St SE Unit 1H Everett, WA	3.0	1.5	1300	$2,500	$1.92	25d	1	1.32mi
1201 58th Pl SW Everett, WA	3.0	2.0	1286	$2,895	$2.25	23d	1	1.36mi
2319 75th St SE Everett, WA	3.0	2.0	1112	$2,745	$2.47	25d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $170,000 Active 38 DOM
2. 2026-06-18
   days on market $170,000 Active 35 DOM
3. 2026-06-17
   days on market $170,000 Active 34 DOM
4. 2026-06-16
   days on market $170,000 Active 33 DOM
5. 2026-06-15
   days on market $170,000 Active 32 DOM
6. 2026-06-13
   days on market $170,000 Active 30 DOM
7. 2026-06-13
   days on market $170,000 Active 29 DOM
8. 2026-06-09
   days on market $170,000 Active 26 DOM
9. 2026-06-08
   days on market $170,000 Active 25 DOM
10. 2026-06-07
    days on market $170,000 Active 24 DOM
11. 2026-06-04
    days on market $170,000 Active 21 DOM
12. 2026-06-03
    days on market $170,000 Active 20 DOM
13. 2026-06-02
    days on market $170,000 Active 19 DOM
14. 2026-06-01
    days on market $170,000 Active 18 DOM
15. 2026-05-31
    days on market $170,000 Active 17 DOM
16. 2026-05-14
    listed $170,000 Active
17. 2013-05-23
    historical
18. 2013-05-03
    status Pending Inspection
19. 2013-04-09
    listed Active
20. 2005-08-18
    soldstatus $43,000
21. 2005-07-10
    listed $46,950

ⓘ 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: $29,726
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$4,945
• Taxable income: $7,101
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $7,681/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: Everett School District
• NCES district ID: 5302670
• Math proficiency: 60% ▲ 1.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $66,815
• Composite: 59.0/100
• National rank: #1964
• State rank: #26 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): 35,517
• Household income: $107,376
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 725.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 16% Two or more races 12% Asian 11% Black 8%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Portuguese 4% Italian 3% Slovak 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 12% Vietnamese 3% Russian/Polish/Slavic 3%

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: ▼ -744.68%
• Current HPI: 325.3157
• Rent YoY: ▲ 0.76%
• 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

+262.1% since first listed

6 events — show timeline

• 2026-05-14 Listed $170,000 NWMLS as Distributed by MLS Grid
• 2013-05-23 Delisted — NWMLS as Distributed by MLS Grid
• 2013-05-03 Pending — NWMLS as Distributed by MLS Grid
• 2013-04-09 Listed — NWMLS as Distributed by MLS Grid
• 2005-08-18 Sold (MLS) $43,000 NWMLS as Distributed by MLS Grid
• 2005-07-10 Listed $46,950 NWMLS as Distributed by MLS Grid

Property tax history

-1.5%/yr

Latest (2026): $330 · -8.7% YoY. Source: county tax records.