7508 47th Ave NE #12 · Marysville, WA 98270

$115,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 51 Days on market

Built 1979 $100/sqft · 11% below area Est $130k · 11% under

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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
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

{ Super Tidy 55+ Community of Liberty Village } #12 is ready for you to turn its' key and move right in! This 1979 Bon Prix doublewide features an extensive list of 2024–2026 improvements: new roof, furnace, Mohawk flooring, SS fridge, dishwasher, modern interior paint, light fixtures, and front door lock. Even the crawl space was cleaned and insulated in 2024! Enjoy a primary suite with an improved walk-in shower, plus a guest room and full hall bath. The living room opens to a private covered porch and raised beds featuring Herb Garden, roses, a Japanese maple, and a gorgeous pink dogwood. The generous kitchen includes a breakfast/office nook with a slider to the 2-car carport. Sepe

Key facts

• Mohawk flooring
• New furnace
• Ss fridge

Tags

• NEW ROOF
• NEW FURNACE
• MOHAWK FLOORING
• SS FRIDGE
• DISHWASHER
• MODERN INTERIOR PAINT

Property features AI

Finance

• Other: Listing status: Active; On market date: May 1, 2026
• Financial info: Acceptable financing: Cash or Conventional; Buyer broker compensation: 2.5%
• HOA & community: Located in Liberty Village mobile home park; Park approved for sale; Approximately 37 homes in the park; Senior community (verify age rules); Pets allowed per park remarks; Land lease: $1,200

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water (Marysville); Public sewer (Marysville); Power provided by PUD; Cable: Xfinity; Internet: Xfinity
• Home design: Manufactured double-wide home; Double wide; One story; Manufactured after 6/15/1976; Mobile home remains in place
• Construction: Metal/vinyl construction materials; Metal skirting; Composition roof; Pillar/Post/Pier foundation with tie downs; Make: Bon Prix
• Exterior features: Metal/vinyl exterior; Backyard storage; Located on a dead-end street

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Ductless heating; Forced air heating; Cooling (yes)
• Interior features: Dining room; Entry; Kitchen with eating space; Living room; Awnings; Bath off primary

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: Liberty Elementary (425 students, 70% FRL); Marysville Middle School (644 students, 66% FRL); Marysville Pilchuck High School (1,238 students, 63% FRL) — zoned schools average 66% FRL vs 40% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 442 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $795 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 + 1.7% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $88k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.97% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.59%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (median comp): $129,881
• List price: $115,000
• Delta: -11.46%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4401 80th St NE Unit Sp 38	0.52mi	2/2.0	1,056 (-8%)	11mo	$175,000	$166	52
8515 State Ave #4	0.70mi	2/2.0	1,244 (+8%)	3mo	$95,000	$76	51
8515 State Ave #64	0.70mi	2/2.0	1,150 (-0%)	20mo	$115,000	$100	50
8515 State Ave #66	0.70mi	3/2.0 (+1)	1,182 (+3%)	11mo	$130,000	$110	49
8515 State Ave #54	0.70mi	3/2.0 (+1)	1,188 (+3%)	11mo	$142,500	$120	48
8515 State Ave NE #74	0.70mi	3/2.0 (+1)	1,248 (+8%)	2mo	$215,000	$172	47
4000 76th St NE #95	0.27mi	2/1.0	1,008 (-12%)	20mo	$135,000	$134	46

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 · 1.66% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 2.48×
• Total profit: $47,698
• Equity at exit: $17,147

10-year hold

• IRR: 41.6%
• Equity multiple: 4.69×
• Total profit: $118,731
• Equity at exit: $9,943

Cash invested: $32,200 (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 98270

• Rents YoY: 1.7%
• Active inventory: 442
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$603
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $1,089

Break-even live

Break-even rent $884

Max offer price $115,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,154	-5% $1,122	+0% $1,089	+5% $1,057	+10% $1,024
Rent	-10% $910	-5% $1,000	+0% $1,089	+5% $1,179	+10% $1,268
Rate	-1.0pp $1,147	-0.5pp $1,118	base $1,089	+0.5pp $1,059	+1.0pp $1,029

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4511 73rd Pl NE Marysville, WA	2.0	1.0	900	$1,995	$2.22	1d	1	0.09mi
7234 47th Ave NE Marysville, WA	2.0	1.0	950	$2,018	$2.12	6d	2	0.14mi
4817 76th St NE Marysville, WA	2.0	1.5	995	$1,895	$1.90	45d	1	0.20mi
7119 47th Ave NE Marysville, WA	3.0	1.0	1125	$1,950	$1.73	17d	1	0.23mi
4602 80th St NE Marysville, WA	1.0–2.0	1.0–2.0	777	$1,975	$2.54	6d	3	0.25mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$2,025	$3.18	6d	3	0.26mi
4000 76th St NE #52 Marysville, WA	3.0	1.5	1152	$2,700	$2.34	1d	1	0.27mi
7126 49th Dr NE Unit 4 Marysville, WA	2.0	1.0	820	$1,495	$1.82	22d	1	0.29mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,650	$2.06	14d	3	0.31mi
7625 51st Ave NE Unit A Marysville, WA	2.0	2.5	1286	$2,195	$1.71	23d	1	0.34mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,825	$2.40	3d	3	0.34mi
4521 80th St NE Marysville, WA	1.0–2.0	1.0–1.5	881	$2,150	$2.44	6d	3	0.35mi
1266 Woodgate Ave Unit B Marysville, WA	2.0	1.0	950	$1,750	$1.84	26d	1	0.45mi
1310 Cedar Ave Marysville, WA	1.0–2.0	1.0	778	$2,055	$2.64	45d	7	0.49mi
1270 Cedar Ave Unit 1 Marysville, WA	2.0	1.0	945	$1,875	$1.98	45d	1	0.51mi
4407 84th St NE Marysville, WA	3.0	2.5	1452	$3,098	$2.13	4d	20	0.58mi
1729 8th St Marysville, WA	2.0	1.0	700	$2,300	$3.29	23d	1	0.59mi
1298 Beach Ave Marysville, WA	2.0	1.0	1143	$2,950	$2.58	45d	1	0.59mi
804 Columbia Ave Unit 5 Marysville, WA	2.0	1.0	850	$1,695	$1.99	26d	1	0.63mi
1024 Cedar Ave Apt B Marysville, WA	2.0	1.0	1020	$1,795	$1.76	45d	1	0.64mi
1345 Beach Ave Unit B Marysville, WA	3.0	2.5	1125	$2,100	$1.87	45d	1	0.66mi
1031 Cedar Ave Unit 102 Marysville, WA	3.0	2.5	1200	$2,395	$2.00	45d	1	0.67mi
5705 Grove St Apt 8 Marysville, WA	2.0	1.0	980	$1,995	$2.04	3d	1	0.68mi
1404 9th St Marysville, WA	2.0	2.0	841	$2,345	$2.79	20d	1	0.70mi
1518 7th St #4 Marysville, WA	2.0	1.0	900	$1,595	$1.77	20d	1	0.74mi
5127 61st St NE Marysville, WA	2.0	2.0	1232	$2,795	$2.27	20d	1	0.89mi
5121 88th St NE Unit B Marysville, WA	3.0	2.0	1170	$3,500	$2.99	45d	1	0.93mi
9114 44th Dr NE #1 Marysville, WA	2.0	1.0	1006	$2,095	$2.08	26d	1	1.00mi
1830 1st St Marysville, WA	2.0	1.0	709	$1,595	$2.25	45d	1	1.02mi
1926 1st St Apt C Marysville, WA	2.0	1.0	933	$1,595	$1.71	45d	1	1.02mi
6300 Grove St Unit A Marysville, WA	2.0	1.0	1005	$3,100	$3.08	45d	1	1.06mi
6514 69th St NE Marysville, WA	3.0	2.0	1317	$3,700	$2.81	45d	1	1.27mi
6110 64th St NE Marysville, WA	1.0–3.0	1.0–2.0	867	$1,885	$2.17	0d	2	1.28mi
6526 67th Pl NE Marysville, WA	3.0	2.0	1120	$3,100	$2.77	45d	1	1.32mi
5828 93rd Pl NE Marysville, WA	3.0	1.0	912	$2,000	$2.19	26d	1	1.36mi
8700 67th Ave NE Marysville, WA	2.0–3.0	2.0	999	$1,995	$2.00	0d	2	1.45mi

Listing history 37 events

1. 2026-06-21
   days on market $115,000 Active 51 DOM
2. 2026-06-18
   days on market $115,000 Active 48 DOM
3. 2026-06-17
   days on market $115,000 Active 47 DOM
4. 2026-06-16
   days on market $115,000 Active 46 DOM
5. 2026-06-15
   days on market $115,000 Active 45 DOM
6. 2026-06-13
   days on market $115,000 Active 43 DOM
7. 2026-06-09
   days on market $115,000 Active 39 DOM
8. 2026-06-08
   days on market $115,000 Active 38 DOM
9. 2026-06-07
   days on market $115,000 Active 37 DOM
10. 2026-06-04
    days on market $115,000 Active 34 DOM
11. 2026-06-03
    days on market $115,000 Active 33 DOM
12. 2026-06-02
    days on market $115,000 Active 32 DOM
13. 2026-06-01
    days on market $115,000 Active 31 DOM
14. 2026-05-31
    days on market $115,000 Active 30 DOM
15. 2026-05-01
    listed $115,000 Active
16. 2024-01-16
    soldstatus $88,000 Closed
17. 2023-11-25
    status Pending
18. 2023-11-16
    price $88,000
19. 2023-11-03
    price $90,000
20. 2023-10-05
    status Active
21. 2023-10-03
    status Pending - Backup Offer Requested
22. 2023-08-31
    status Pending
23. 2023-08-24
    listed $85,000 Active
24. 2020-05-21
    soldstatus $59,000 Sold
25. 2020-04-24
    status Pending Inspection
26. 2020-04-17
    status Active
27. 2020-04-10
    status Pending Inspection
28. 2020-03-15
    listed $68,250 Active
29. 2016-01-01
    historical
30. 2015-12-30
    soldstatus $33,500 Sold
31. 2015-12-18
    status Pending
32. 2015-12-04
    status Pending Inspection
33. 2015-11-04
    listed $35,000 Active
34. 2004-12-10
    soldstatus $36,700
35. 2004-08-07
    listed $38,500
36. 2001-05-08
    soldstatus $28,000
37. 2000-05-15
    listed $29,900

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: +$563/yr (+$47/mo · 99.7%)

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

Taxation est. · year 1

• Rental income: $27,147
• − Mortgage interest: −$6,442
• − Property taxes: −$564
• − Insurance: −$575
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − Depreciation: −$3,345
• Taxable income: $11,877
• Est. tax owed @ 24.0%: −$2,850
• After-tax cash flow: $10,219/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): 55,049
• Household income: $108,147
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1150.0

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 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 14% Asian 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 5% Italian 3% Lithuanian 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 9% Russian/Polish/Slavic 4% Tagalog/Filipino 2%

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: ▼ -673.52%
• Current HPI: 321.1535
• Rent YoY: ▲ 1.66%
• 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

+284.6% since first listed

23 events — show timeline

• 2026-05-01 Listed $115,000 NWMLS as Distributed by MLS Grid
• 2024-01-16 Sold (MLS) $88,000 NWMLS as Distributed by MLS Grid
• 2023-11-25 Pending — NWMLS as Distributed by MLS Grid
• 2023-11-16 Price Changed $88,000 NWMLS as Distributed by MLS Grid
• 2023-11-03 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2023-10-05 Relisted — NWMLS as Distributed by MLS Grid
• 2023-10-03 Pending — NWMLS as Distributed by MLS Grid
• 2023-08-31 Pending — NWMLS as Distributed by MLS Grid
• 2023-08-24 Listed $85,000 NWMLS as Distributed by MLS Grid
• 2020-05-21 Sold (MLS) $59,000 NWMLS as Distributed by MLS Grid
• 2020-04-24 Pending — NWMLS as Distributed by MLS Grid
• 2020-04-17 Relisted — NWMLS as Distributed by MLS Grid
• 2020-04-10 Pending — NWMLS as Distributed by MLS Grid
• 2020-03-15 Listed $68,250 NWMLS as Distributed by MLS Grid
• 2016-01-01 Delisted — NWMLS as Distributed by MLS Grid
• 2015-12-30 Sold (MLS) $33,500 NWMLS as Distributed by MLS Grid
• 2015-12-18 Pending — NWMLS as Distributed by MLS Grid
• 2015-12-04 Pending — NWMLS as Distributed by MLS Grid
• 2015-11-04 Listed $35,000 NWMLS as Distributed by MLS Grid
• 2004-12-10 Sold (MLS) $36,700 NWMLS as Distributed by MLS Grid
• 2004-08-07 Listed $38,500 NWMLS as Distributed by MLS Grid
• 2001-05-08 Sold (MLS) $28,000 NWMLS as Distributed by MLS Grid
• 2000-05-15 Listed $29,900 NWMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2026): $564 · -9.3% YoY. Source: county tax records.