11424 36th Dr NE #54 · Marysville, WA 98271

$107,848

1 bd · 1.0 ba · 616 sqft · Manufactured public records · 14 Days on market

Manufactured home Built 1984 $175/sqft · 104% above area

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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 +7.5/10.0
• ARV discount +7.5/15.0
• 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

One of the largest lots in Mobile Manor with no neighbors on two sides, this beautifully updated 2 bed/1 bath single wide offers something rare in 55+ living: real privacy and outdoor space. The fully fenced yard is perfect for pets, gardening, or hosting, and mature trees provide natural screening on multiple sides. Inside, fresh paint and brand-new LVP flooring run throughout. The open living area features an electric fireplace, recessed lighting, and flows into a kitchen with white shaker cabinets, granite counters, and mosaic tile backsplash, and a bar overlooking picture windows. A second breakfast bar with seating connects the kitchen to a bright dining nook with oversized windows. Bo

Key facts

• Recessed lighting
• Largest lots
• Electric fireplace

Tags

• LARGEST LOTS
• FULLY FENCED YARD
• MATURE TREES
• ELECTRIC FIREPLACE
• RECESSED LIGHTING
• WHITE SHAKER CABINETS

Property features AI

Finance

• Other: GPS-friendly directions available; On-market date: June 8, 2026
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Mobile Manor park (approved for sale); Senior community; Community amenities: common area, high-speed internet available, laundry, recreational area, RV parking, sidewalks, trails; Approximately 94 homes in the park; Land lease: $685

Exterior

• Parking: Carport; Uncovered parking; RV parking available in park
• Utilities: Public water (Marysville PUD); Park-maintained septic; Electric water heater located in exterior closet; Power by SnoCo PUD; Cable (Xfinity); Internet (Xfinity)
• Home design: Manufactured home (single wide); One level; Updated/Remodeled; Mobile home remains
• Construction: Metal/vinyl construction; Composition roof
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Landscaped; Corner lot; Dead-end street; Paved; Secluded setting

Interior

• Kitchen: Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom (includes bathtub and shower)
• Heating & cooling: Forced air heating; Electric energy source; Double pane windows
• Interior features: Fireplace (electric); Updated/remodeled interior; Water heater
• Laundry & utility: Laundry available in park

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 11.0% 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.
• Zoned schools: Marshall Elementary (362 students, 67% FRL); Marysville Middle School (644 students, 66% FRL); Marysville Pilchuck High School (1,238 students, 63% FRL) — zoned schools average 65% FRL vs 40% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 214 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).
• This rent is only 17% of the median local income ($96k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $746 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 $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $45k; list at $108k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $107,848

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 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?
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: 1.25% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $52,880
• List price: $107,848
• Delta: 125.98%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.27×
• Total profit: $8,278
• Equity at exit: $16,080

10-year hold

• IRR: 15.8%
• Equity multiple: 2.25×
• Total profit: $37,659
• Equity at exit: $9,325

Cash invested: $30,197 (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: 214
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$45
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $420

Break-even live

Break-even rent $811

Max offer price $107,848

Occupancy floor 64%

Sensitivity live

Price	-10% $481	-5% $450	+0% $420	+5% $389	+10% $359
Rent	-10% $314	-5% $367	+0% $420	+5% $473	+10% $526
Rate	-1.0pp $474	-0.5pp $447	base $420	+0.5pp $392	+1.0pp $363

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: $26,962
• Closing costs: $3,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12115 State Ave Marysville, WA	1.0–3.0	1.0–2.0	881	$1,770	$2.01	7d	1	0.49mi

Listing history 30 events

1. 2026-06-22
   days on market $107,848 Active 14 DOM
2. 2026-06-21
   days on market $107,848 Active 13 DOM
3. 2026-06-18
   days on market $107,848 Active 10 DOM
4. 2026-06-17
   days on market $107,848 Active 9 DOM
5. 2026-06-16
   days on market $107,848 Active 8 DOM
6. 2026-06-15
   days on market $107,848 Active 7 DOM
7. 2026-06-13
   days on market $107,848 Active 5 DOM
8. 2026-06-08
   pricedays on marketlisting id $107,848 Active 1 DOM
9. 2026-06-07
   days on market $113,525 Active 10 DOM
10. 2026-06-04
    days on market $113,525 Active 7 DOM
11. 2026-06-03
    days on market $113,525 Active 6 DOM
12. 2026-06-02
    days on market $113,525 Active 5 DOM
13. 2026-06-01
    days on market $113,525 Active 4 DOM
14. 2026-05-31
    days on market $113,525 Active 3 DOM
15. 2026-05-15
    listed $119,500 Active
16. 2019-10-25
    soldstatus $45,000 Sold
17. 2019-10-16
    status Pending
18. 2019-10-13
    historical Contingent
19. 2019-09-27
    status Active
20. 2019-09-10
    historical Contingent
21. 2019-08-08
    price $45,000
22. 2019-07-30
    price $50,000
23. 2019-07-08
    price $55,000
24. 2019-06-28
    status Active
25. 2019-06-24
    status Pending
26. 2019-06-20
    status Active
27. 2019-06-20
    price $60,000
28. 2019-06-11
    status Pending Inspection
29. 2019-05-07
    price $65,000
30. 2019-04-18
    listed $70,000 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: $366 · $31/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$691/yr (+$58/mo · 188.7%)

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

Taxation est. · year 1

• Rental income: $16,114
• − Mortgage interest: −$6,041
• − Property taxes: −$366
• − Insurance: −$539
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,137
• Taxable income: $3,452
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $4,209/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

+54.1% since first listed

16 events — show timeline

• 2026-06-08 Listed $107,848 NWMLS as Distributed by MLS Grid
• 2019-10-25 Sold (MLS) $45,000 NWMLS as Distributed by MLS Grid
• 2019-10-16 Pending — NWMLS as Distributed by MLS Grid
• 2019-10-13 Contingent — NWMLS as Distributed by MLS Grid
• 2019-09-27 Relisted — NWMLS as Distributed by MLS Grid
• 2019-09-10 Contingent — NWMLS as Distributed by MLS Grid
• 2019-08-08 Price Changed $45,000 NWMLS as Distributed by MLS Grid
• 2019-07-30 Price Changed $50,000 NWMLS as Distributed by MLS Grid
• 2019-07-08 Price Changed $55,000 NWMLS as Distributed by MLS Grid
• 2019-06-28 Relisted — NWMLS as Distributed by MLS Grid
• 2019-06-24 Pending — NWMLS as Distributed by MLS Grid
• 2019-06-20 Relisted — NWMLS as Distributed by MLS Grid
• 2019-06-20 Price Changed $60,000 NWMLS as Distributed by MLS Grid
• 2019-06-11 Pending — NWMLS as Distributed by MLS Grid
• 2019-05-07 Price Changed $65,000 NWMLS as Distributed by MLS Grid
• 2019-04-18 Listed $70,000 NWMLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2026): $366 · -3.4% YoY. Source: county tax records.