27929 State Route 9 NE · Bryant, WA 98223

$250,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 9 Days on market

Built 2002 Good condition

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Why this score? — see what drove the C+ 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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is one a one of a kind opportunity to purchase this 2002 Golden West triple wide home on privately leased land with a 25 year lease. You will find this beautiful, scenic setting in a unique and private enclave of homes off Hwy 9 on over 2+ acres just north of Stanwood/Bryant. This is not a "manufactured home park" and is a great alternative to condo living. Well maintained and ready for new owners, this home has generous living spaces and features an open floor plan with over 1900 square feet and 3 beds/2 baths. Generous primary bedroom has 5 piece bath, soaking tub and walk-in closet. Livings spaces are open with vaulted ceilings and plenty of windows for natural light. A ne

Key facts

• Open floor plan
• Soaking tub
• Walk-in closet

Tags

• OVER 2 ACRES
• OPEN FLOOR PLAN
• 5 PIECE BATH
• SOAKING TUB
• WALK-IN CLOSET
• NEWER MINI-SPLIT SYSTEM

Property features AI

Finance

• Other: Lot features indicate leasehold; Lot setting is secluded and on a dead-end street
• Financial info: Land lease: $975; Listing terms: Cash
• HOA & community: Private lease park; Pets allowed: cats and dogs (see remarks); Number of homes in park: 1

Exterior

• Parking: Carport
• Utilities: Electric service; Private/shared well water; Private septic; Power by SnoCo PUD; Cable: DirecTV connected; Internet: Ziply connected; Electric water heater
• Home design: Manufactured home (triple wide); GoldenWest make; One-level; North-facing; Has view; Mobile home remains in place; Park approved for sale (private lease)
• Construction: Wood construction; Composition roof; Block skirting; Foundation: pillar/post/pier and slab
• Exterior features: Wood exterior products; Patio/porch/deck; Open space setting; Secluded location; Dead-end street

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator; Kitchen with eating space
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers; Jetted/soaking tub
• Heating & cooling: Ductless heating; Forced air heating; Has cooling
• Interior features: Fireplace (electric with pellet stove); Water heater
• Laundry & utility: Washer; Dryer; Utility room; Water heater located in Bedroom 3 closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

Location & tenants

• Location reads 64/100 on livability (#376 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Arlington School District (suburban): math 50% / reading 66% proficiency, ranked #58 of 291 in WA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 284 active listings in the ZIP; solid renter incomes; 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).
• This rent runs 32% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $8k 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 + 4.8% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $250,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-337
• Equity at exit: $37,276

10-year hold

• IRR: 11.1%
• Equity multiple: 1.94×
• Total profit: $65,546
• Equity at exit: $21,615

Cash invested: $70,000 (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 98223

• Rents YoY: 4.8%
• Active inventory: 284
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,661 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $556

Break-even live

Break-even rent $1,957

Max offer price $250,000

Occupancy floor 74%

Sensitivity live

Price	-10% $698	-5% $627	+0% $556	+5% $485	+10% $415
Rent	-10% $346	-5% $451	+0% $556	+5% $661	+10% $766
Rate	-1.0pp $682	-0.5pp $620	base $556	+0.5pp $491	+1.0pp $425

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-05-09
   listed $250,000 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: $1,570 · $131/mo
• Projected year-2 tax: $2,450 · $204/mo
• Expected delta: +$880/yr (+$73/mo · 56.1%)

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

Taxation est. · year 1

• Rental income: $31,932
• − Mortgage interest: −$14,004
• − Property taxes: −$1,570
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − Depreciation: −$7,273
• Taxable income: $2,726
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $6,020/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, 2002 Golden West triple wide home is ready for new owners. It offers a good condition with minor updates needed for a fresh look and improved functionality.

Repairs flagged

• Minor kitchen cabinets — Aesthetic update needed.
• Minor bathroom fixtures — Update needed for style and functionality.
• Minor landscaping — Addition of flowering plants could enhance curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics.
• Both Replace bathroom fixtures — Upgraded fixtures improve functionality and aesthetics.
• Both Landscaping enhancement — Flowering plants and shrubs improve curb appeal and attract wildlife.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
bathroom fixtures · Update needed for style and functionality.	Minor	$500–3,000
landscaping · Addition of flowering plants could enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics. ↑
• Both Replace bathroom fixtures — Upgraded fixtures improve functionality and aesthetics. ↑
• Both Landscaping enhancement — Flowering plants and shrubs improve curb appeal and attract wildlife. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Arlington School District
• NCES district ID: 5300240
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $73,341
• Composite: 53.31/100
• National rank: #3184
• State rank: #58 of 291 in WA

Livability — Bryant

• Score: 64/100
• State rank: #376
• US rank: #14652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bryant, WA
• County: Snohomish County · 786,756 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 46,497
• Household income: $99,681
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 1068.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 9% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Tagalog/Filipino 1% Russian/Polish/Slavic 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: ▼ -527.84%
• Current HPI: 314.8582
• Rent YoY: ▲ 4.77%
• 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

2 events — show timeline

• 2026-05-19 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-09 Listed $250,000 NWMLS as Distributed by MLS Grid