1415 84th St SE #126 · Everett, WA 98208

$49,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 17 Days on market

Built 1973

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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 +7.5/15.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable living in the ever popular 55+ Park, Mobile Country Club. A complete remodel. Newer Millguard vinyl windows, 8 yr old insulated 30 year roof and flashing; whole house re-plumbed 2014; newer forced air electric furnace, newer hot water tank, all heat ducts resealed. Bathroom remodel 2020, new tub/shower combo, toilet and flooring. Newer stove, refrigerator, washer and dryer. New kitchen counters and backsplash. New interior paint, new front porch, new vinyl flooring in kitchen, hall and bath; new carpets in living room and both bedrooms completed 5-30-26; new light fixtures, new rear porch and carpet. Automatic timed light in entry. Two patio areas; adjacent guest parking, corner

Key facts

• New insulated roof
• Bathroom remodel
• New vinyl windows

Tags

• NEW VINYL WINDOWS
• NEW INSULATED ROOF
• WHOLE HOUSE RE-PLUMBED
• NEW HOT WATER HEATER
• BATHROOM REMODEL
• NEW TUB SHOWER COMBO

Property features AI

Finance

• Other: Tax annual amount: $275
• Financial info: Land lease amount: $831; Listing terms: Cash
• HOA & community: Located in Mobile Country Club (approximately 210 homes); Senior community; Park amenities: clubhouse, exercise room, laundry, pool, RV parking; Land lease

Exterior

• Parking: Carport
• Utilities: Public water; City sewer; PUD electric
• Home design: Manufactured single-wide home (Kentwood model); One level; Manufactured house; Mobile home remains in place
• Construction: Metal/Vinyl construction; Roof: see remarks
• Exterior features: Metal/vinyl exterior; Paved lot

Interior

• Kitchen: Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom with bathtub
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Awnings; Double-pane windows; Landscaped; Patio/Porch/Deck
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 36.7% 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 falling (-3.2%/yr); 275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $339 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.98% ✓
• Cap rate: 36.67%
• Cash-on-cash: 108.51%
• DSCR: 5.83
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 84th St SE #84	0.00mi	2/1.0	840 (0%)	2mo	$70,000	$83	99
1415 84th St SE #33	0.00mi	2/2.0	960 (+14%)	14mo	$182,500	$190	61

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.76×
• Total profit: $65,362
• Equity at exit: $7,306

10-year hold

• IRR: —
• Equity multiple: 10.96×
• Total profit: $136,586
• Equity at exit: $4,237

Cash invested: $13,720 (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 98208

• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$257
• Tax from tax record: −$23 /mo · $282/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,241

Break-even live

Break-even rent $381

Max offer price $49,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,268	-5% $1,254	+0% $1,241	+5% $1,227	+10% $1,213
Rent	-10% $1,086	-5% $1,164	+0% $1,241	+5% $1,318	+10% $1,395
Rate	-1.0pp $1,265	-0.5pp $1,253	base $1,241	+0.5pp $1,228	+1.0pp $1,215

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9009 W Mall Dr Everett, WA	1.0–2.0	1.0–2.0	830	$2,502	$3.01	0d	19	0.23mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	11d	1	0.74mi
8102 Evergreen Way Everett, WA	1.0–5.0	1.0–2.0	1390	$2,058	$1.48	0d	16	0.75mi
207 Dorn Ave Unit 2H Everett, WA	2.0	1.0	780	$1,795	$2.30	15d	1	0.76mi
115 Dorn Ave Everett, WA	2.0	1.0–2.0	946	$1,738	$1.84	17d	1	0.80mi
1031 75th St SE Everett, WA	1.0	1.0	683	$1,638	$2.40	5d	3	0.83mi
1007 75th St SE Everett, WA	2.0	1.5	1059	$1,695	$1.60	0d	1	0.84mi
618 75th St SE Unit 206 Everett, WA	2.0	1.0	833	$1,700	$2.04	25d	1	0.86mi
618 75th St SE Everett, WA	2.0	1.0	833	$1,750	$2.10	25d	1	0.86mi
10101 7th Ave SE Everett, WA	1.0–3.0	1.0–2.0	1073	$2,277	$2.12	0d	15	0.90mi
8920 Evergreen Way Everett, WA	2.0	1.0	567	$1,750	$3.08	0d	7	0.91mi
701 75th St SE Everett, WA	1.0–3.0	1.0	820	$1,850	$2.26	5d	5	0.92mi
747 75th St SE Everett, WA	2.0	1.0	864	$1,722	$1.99	5d	1	0.96mi
120 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	818	$1,992	$2.43	0d	13	1.00mi
2319 75th St SE Everett, WA	3.0	2.0	1112	$2,745	$2.47	25d	1	1.00mi
1304 Bruskrud Rd Everett, WA	2.0	1.5–2.0	900	$2,000	$2.22	0d	5	1.03mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,134	$2.62	0d	43	1.13mi
6911 Rainier Dr Unit 11-07 Everett, WA	2.0	1.5	1008	$2,095	$2.08	5d	1	1.13mi
6911 Rainier Dr Unit 11-03 Everett, WA	2.0	1.5	1008	$1,695	$1.68	25d	1	1.13mi
6824 Beverly Blvd Everett, WA	1.0	1.0	550	$1,595	$2.90	18d	1	1.14mi
2220 Monroe Ave Everett, WA	3.0	1.0	930	$2,799	$3.01	0d	1	1.15mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	17d	1	1.25mi
8710 5th Ave W Everett, WA	2.0	2.0	950	$2,028	$2.14	0d	11	1.28mi
8530 5th Ave W Everett, WA	1.0–2.0	1.0	808	$1,595	$1.97	5d	2	1.28mi
8220 5th Ave W Apt F Everett, WA	2.0	1.0	950	$1,595	$1.68	0d	1	1.29mi
215 100th St SW Everett, WA	2.0	2.0	856	$1,845	$2.16	5d	1	1.32mi
611 W Casino Rd Unit 2A Everett, WA	1.0	1.0	700	$1,350	$1.93	0d	1	1.34mi
611 W Casino Rd Unit 3A Everett, WA	1.0	1.0	753	$1,400	$1.86	3d	1	1.34mi
611 W Casino Rd Everett, WA	1.0	1.0	700	$1,350	$1.93	44d	1	1.34mi
611 W Casino Rd Everett, WA	1.0	1.0	753	$1,400	$1.86	0d	1	1.34mi
507 Madison St Apt A Everett, WA	3.0	2.0	1014	$2,449	$2.42	0d	1	1.35mi
702 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	850	$1,749	$2.06	5d	21	1.36mi
9919 4th Ave W Unit 11 Everett, WA	1.0	1.0	540	$1,450	$2.69	44d	1	1.38mi
711 W Casino Rd Everett, WA	1.0–2.0	1.0	770	$1,801	$2.34	0d	5	1.38mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	2d	1	1.39mi
9925 4th Ave W Apt 9 Everett, WA	1.0	1.0	800	$1,245	$1.56	2d	1	1.39mi
2505 Madison St Unit A Everett, WA	3.0	1.0	1040	$2,800	$2.69	25d	1	1.39mi
9615 Holly Dr Everett, WA	1.0–2.0	1.0	645	$2,220	$3.44	5d	1	1.41mi
11000 16th Ave SE Everett, WA	1.0	1.0	602	$1,628	$2.70	5d	6	1.42mi
6303 Olympic Dr Unit n/a Everett, WA	2.0	1.0	780	$2,299	$2.95	25d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $49,000 Active 17 DOM
2. 2026-06-17
   days on market $49,000 Active 16 DOM
3. 2026-06-16
   days on market $49,000 Active 15 DOM
4. 2026-06-15
   price $49,000 Active 14 DOM
5. 2026-06-15
   days on market $58,000 Active 14 DOM
6. 2026-06-13
   days on market $58,000 Active 12 DOM
7. 2026-06-13
   days on market $58,000 Active 11 DOM
8. 2026-06-09
   days on market $58,000 Active 8 DOM
9. 2026-06-08
   pricedays on market $58,000 Active 7 DOM
10. 2026-06-07
    days on market $69,000 Active 6 DOM
11. 2026-06-04
    days on market $69,000 Active 3 DOM
12. 2026-06-03
    days on market $69,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $69,000 Active 1 DOM

ⓘ 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: $282 · $23/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$198/yr (+$17/mo · 70.5%)

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

Taxation est. · year 1

• Rental income: $23,414
• − Mortgage interest: −$2,745
• − Property taxes: −$282
• − Insurance: −$245
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$1,425
• Taxable income: $14,971
• Est. tax owed @ 24.0%: −$3,593
• After-tax cash flow: $11,294/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): 60,915
• Household income: $103,705
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1617.0

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 0.65)
• Race & ethnicity: White 55% Asian 17% Hispanic / Latino 14% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Italian 3% Slovak 2%
• Foreign-born: 27% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 9% Vietnamese 4% Other Asian/Pacific 4%

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: ▼ -884.74%
• Current HPI: 337.856
• Rent YoY: ▼ -3.16%
• 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

1 event — show timeline

• 2026-06-01 Listed $69,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2026): $282 · +2.6% YoY. Source: county tax records.