11424 36th Dr NE #69 · Marysville, WA 98271

$92,500

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 76 Days on market

Built 1975 $100/sqft · at area comps Est $94k · at est. ↓ 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• 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

VACANT, NEW INTERIOR, 2 BEDROOM & 2 BATH, 924 SQ FT. .JUST REMODELED IN No. MARYSVILLE, SMALL SENIOR PARK w/ A low lot rent of $685 p/m, (SWR. & GARB. INC'D), HOME FEATURES INCLUDE: NEW MODERN FLOORING THRU-OUT & NEW INTR. WALL FINISH W/ DESIGNER COLORS, TRIM & LIGHTING & MUCH MORE. NEW "TPO" ROOF/ VINYL WINDOWS, NEW KITCHEN CABINETS & APPLIANCES PLUS DUCTLESS HEAT PUMP IN LIVING ROOM AND COVERED PARKING W/ SHED. MOBILE MANOR SENIOR (55 Y/O+) PARK IS WALKING DISTANCE TO SHOPPING (KOHL'S/ WINCO) /RESTAURANTS/ PARK & RIDE PLUS CASINO/ OUTLET MALL NEAR BY. MANY UPGRADES THRU-OUT HOME & MOVE-IN READY. SMALL, FRIENDLY SENIOR PARK W/ MATURE

Key facts

• Remodeled
• Large covered porch
• Ductless heat pump

Tags

• NEW INTERIOR
• REMODELED
• NEW MODERN FLOORING
• NEW KITCHEN CABINETS
• DUCTLESS HEAT PUMP
• LARGE COVERED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $640 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 + 2.3% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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?
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: 2.28% ✓
• Cap rate: 19.63%
• Cash-on-cash: 47.63%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $94,383
• List price: $92,500
• Delta: -1.99%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11424 36th Dr NE #66	0.00mi	2/1.5	924 (0%)	10mo	$85,000	$92	90
11424 36th Dr NE Unit Sp 74	0.02mi	2/1.0	924 (0%)	18mo	$55,000	$60	80

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: 44.3%
• Equity multiple: 2.89×
• Total profit: $49,040
• Equity at exit: $13,792

10-year hold

• IRR: 49.9%
• Equity multiple: 5.68×
• Total profit: $121,168
• Equity at exit: $7,998

Cash invested: $25,900 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,110 medium
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,388/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,028

Break-even live

Break-even rent $809

Max offer price $92,500

Occupancy floor 46%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12115 State Ave Marysville, WA	1.0–3.0	1.0–2.0	881	$2,106	$2.39	4d	1	0.49mi
11508 51st Ave NE Unit C Marysville, WA	3.0	2.0	1100	$2,595	$2.36	43d	1	0.88mi
12705 48th Ave NE Unit 3 Marysville, WA	2.0	1.5	1088	$1,800	$1.65	43d	1	1.05mi
10021 54th Dr NE Marysville, WA	2.0	1.5	922	$1,200	$1.30	4d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $92,500 Active 76 DOM
2. 2026-06-17
   days on market $92,500 Active 75 DOM
3. 2026-06-16
   days on market $92,500 Active 74 DOM
4. 2026-06-15
   days on market $92,500 Active 73 DOM
5. 2026-06-13
   days on market $92,500 Active 71 DOM
6. 2026-06-09
   days on market $92,500 Active 67 DOM
7. 2026-06-08
   days on market $92,500 Active 66 DOM
8. 2026-06-07
   days on market $92,500 Active 65 DOM
9. 2026-06-04
   days on market $92,500 Active 62 DOM
10. 2026-06-03
    days on market $92,500 Active 61 DOM
11. 2026-06-02
    days on market $92,500 Active 60 DOM
12. 2026-06-01
    days on market $92,500 Active 59 DOM
13. 2026-05-31
    days on market $92,500 Active 58 DOM
14. 2026-04-21
    price $105,000
15. 2026-04-03
    listed $117,500 Active

ⓘ 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: $25,325
• − Mortgage interest: −$5,181
• − Property taxes: −$1,388
• − Insurance: −$462
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$2,691
• Taxable income: $11,551
• Est. tax owed @ 24.0%: −$2,772
• After-tax cash flow: $9,564/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

-10.6% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $105,000 NWMLS as Distributed by MLS Grid
• 2026-04-03 Listed $117,500 NWMLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2020): $182 · +75.2% YoY. Source: county tax records.