2113 E grand Ave · Everett, WA 98201

$375,000

3 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 83 Days on market

Built 1915 3,049 sqft lot $228/sqft · 29% below area Est $584k · 36% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

River Views & Massive Potential! Wake up to sweeping, unobstructed views of the Snohomish River, the valley, and the majestic Cascade Mountains. This 1,852 sq. ft. home is a designer’s dream canvas, featuring classic architectural details like graceful archways, a spacious 3-bedroom + bonus room layout, and a fully finished basement. Whether you’re looking to restore a classic or create a modern masterpiece, the bones—including skylights and walk-in closets—are ready for a second life. Ideally located near Everett's best parks and schools. Note: Property is currently condemned due to an 8x20 unfinished extension of the house, simple foundation project with bid

Key facts

• Covered front porch
• Enclosed kitchen
• Walkin closets

Tags

• SWEEPING VIEWS
• ENCLOSED KITCHEN
• COVERED FRONT PORCH
• MUD ROOM
• SKYLIGHTS
• WALKIN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (29.4% below list).
• Recommended offer: $265k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: schools C-, crime D+, amenities 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.
• Market conditions: Rents rising (+3.0%/yr); 149 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).
• This rent runs 43% of the median local income ($75k/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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $258k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $264,624 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 11.8

CMA / ARV

• ARV (median comp): $584,028
• List price: $375,000
• Delta: -35.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3715 22nd St	0.06mi	4/2.0 (+1)	1,680 (+2%)	13mo	$604,000	$360	78
3510 19th St	0.25mi	3/2.0	1,554 (-6%)	3mo	$700,000	$450	77
2018 Highland Ave	0.27mi	3/1.0	1,718 (+4%)	14mo	$615,000	$358	64
2001 State St	0.31mi	3/1.0	1,468 (-11%)	2mo	$570,000	$388	62
2123 Harrison Ave	0.11mi	4/3.0 (+1)	1,493 (-9%)	14mo	$632,000	$423	59
2521 Chestnut St	0.53mi	3/2.0	1,541 (-6%)	8mo	$585,000	$380	58
2231 Highland Ave	0.26mi	3/1.5	1,439 (-12%)	9mo	$450,000	$313	58
2210 Summit Ave	0.21mi	3/1.0	1,422 (-14%)	10mo	$425,000	$299	56
2418 Chestnut St	0.48mi	4/2.0 (+1)	1,550 (-6%)	14mo	$585,000	$377	51
1721 Cedar St	0.71mi	4/1.5 (+1)	1,542 (-6%)	3mo	$545,000	$353	47
2608 23rd St	0.72mi	3/2.0	1,560 (-5%)	14mo	$529,950	$340	46
2301 Cedar St	0.64mi	3/2.0	1,448 (-12%)	14mo	$675,677	$467	39

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-83,865
• Equity at exit: $55,914

10-year hold

• IRR: -18.2%
• Equity multiple: 0.02×
• Total profit: $-103,275
• Equity at exit: $32,423

Cash invested: $105,000 (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 98201

• Rents YoY: 3.0%
• Active inventory: 149
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$328 /mo · $3,931/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-360

Break-even live

Break-even rent $3,102

Max offer price $311,432

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 E Grand Ave Everett, WA	3.0	1.0	1150	$2,795	$2.43	2d	1	0.03mi
1622 E Marine View Dr Everett, WA	1.0–4.0	1.0–2.0	1158	$2,657	$2.29	2d	1	0.49mi
2820 21st St Everett, WA	4.0	1.5	1118	$2,500	$2.24	24d	1	0.58mi
2431 Pine St Everett, WA	2.0	1.0	1200	$2,250	$1.88	24d	1	0.63mi
1427 Virginia Ave Everett, WA	3.0	2.5	1476	$2,750	$1.86	24d	1	0.98mi
1913 23rd St Unit 1 Everett, WA	2.0	1.0	1300	$2,195	$1.69	20d	1	1.09mi
950 Maple St Unit C Everett, WA	3.0	3.5	1700	$3,200	$1.88	17d	1	1.16mi
950 Maple St Everett, WA	3.0	3.5	1699	$3,300	$1.94	11d	1	1.16mi
950 Maple St Unit F Everett, WA	3.0	3.5	1811	$3,400	$1.88	18d	1	1.16mi
950 Maple St Unit B Everett, WA	3.0	3.5	1700	$3,300	$1.94	17d	1	1.16mi
2209 Colby Ave Unit 4 Everett, WA	2.0	1.0	1240	$1,895	$1.53	2d	1	1.30mi
1520 25th St Everett, WA	2.0	1.0	902	$1,799	$1.99	2d	2	1.38mi
2314 Hoyt Ave Everett, WA	2.0	1.0	1400	$1,985	$1.42	24d	1	1.41mi
3222 Lombard Ave Unit C Everett, WA	3.0	2.5	1280	$2,295	$1.79	3d	1	1.47mi
2628 Hoyt Ave Everett, WA	2.0	1.0–1.5	807	$2,195	$2.72	2d	3	1.48mi
1022 Oakes Ave Unit A Everett, WA	3.0	2.0	1160	$2,600	$2.24	3d	1	1.49mi

Listing history 15 events

1. 2026-06-04
   days on market $375,000 Active 83 DOM
2. 2026-06-03
   days on market $375,000 Active 82 DOM
3. 2026-06-02
   days on market $375,000 Active 81 DOM
4. 2026-06-01
   days on market $375,000 Active 80 DOM
5. 2026-05-31
   days on market $375,000 Active 79 DOM
6. 2026-04-10
   price $390,000
7. 2026-03-13
   listed $400,000 Active
8. 2017-07-21
   soldstatus $257,500 Sold
9. 2017-07-21
   soldstatus $257,500
10. 2017-06-13
    status Pending
11. 2017-06-01
    status Pending Inspection
12. 2017-05-17
    status Active
13. 2017-05-14
    status Pending Inspection
14. 2017-05-10
    listed $265,000 Active
15. 1989-09-18
    soldstatus $40,000

ⓘ 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: $3,931 · $328/mo
• Projected year-2 tax: $3,931 · $328/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,755
• − Mortgage interest: −$21,006
• − Property taxes: −$3,931
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$10,909
• Taxable loss: −$11,047
• Est. tax savings @ 24.0%: +$2,651
• After-tax cash flow: $-1,667/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): 31,895
• Household income: $74,554
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 2144.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 12% Asian 3% Pacific Islander 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Italian 4% Slovak 4%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -793.56%
• Current HPI: 339.2661
• Rent YoY: ▲ 2.95%
• 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

+875.0% since first listed

10 events — show timeline

• 2026-04-10 Price Changed $390,000 NWMLS as Distributed by MLS Grid
• 2026-03-13 Listed $400,000 NWMLS as Distributed by MLS Grid
• 2017-07-21 Sold (Public Records) $257,500 Public Records
• 2017-07-21 Sold (MLS) $257,500 NWMLS as Distributed by MLS Grid
• 2017-06-13 Pending — NWMLS as Distributed by MLS Grid
• 2017-06-01 Pending — NWMLS as Distributed by MLS Grid
• 2017-05-17 Relisted — NWMLS as Distributed by MLS Grid
• 2017-05-14 Pending — NWMLS as Distributed by MLS Grid
• 2017-05-10 Listed $265,000 NWMLS as Distributed by MLS Grid
• 1989-09-18 Sold (Public Records) $40,000 Public Records

Property tax history

+21.4%/yr

Latest (2026): $3,931 · +4.3% YoY. Source: county tax records.