5900 64th St NE #70 · Marysville, WA 98270

$18,990

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 42 Days on market

Built 1978 36 ac lot $23/sqft · 75% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

FIRST 3 MONTHS OF LOT RENT ARE WAIVED. Welcome home to the Glenwood Estates 55+ manufactured home community. The community has been revamped with a stunning clubhouse that includes a party room, full kitchen, exercise room, billiards room, TV room, puzzle room, and outdoor BBQ area with a dog park. Occupants can reserve the clubhouse room for parties and events. The 2 bed 1 bath manufactured home has been well cared for and is ready for your touch. It includes a carport and shed. Nearly all windows have been recenlty replaced. Guest parking is very near and the clubhouse is a short walk away. Lot rent is $1,560/month.

Key facts

• Full kitchen
• Clubhouse
• Exercise room

Tags

• GLENWOOD ESTATES
• CLUBHOUSE
• PARTY ROOM
• FULL KITCHEN
• EXERCISE ROOM
• BILLIARDS ROOM

🏷️ Possibly a rental listed for sale. The $18,990 price doesn't fit this home's estimated sale value (~$75,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $19k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $19k).
• Recommended offer: $18k (3.0% below list) — sets the bar for market timing.
• Cap rate 106.7% 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.
• Market conditions: Rents rising (+1.7%/yr); 430 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $132 of loan paydown is wiped out by about $570 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $18,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1978 — 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. 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?
6. 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.
7. 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.
8. 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: 11.37% ✓
• Cap rate: 106.69%
• Cash-on-cash: 358.57%
• DSCR: 16.95
• GRM: 0.7

CMA / ARV

• ARV (median comp): $75,000
• List price: $18,990
• Delta: -74.68%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 64th St NE #70	0.00mi	2/1.0	840 (0%)	0mo	$15,000	$18	100
6118 67th Ave NE #4	0.44mi	2/1.0	840 (0%)	2mo	$75,000	$89	78
5900 64th St NE #6	0.00mi	2/2.0	960 (+14%)	7mo	$133,000	$139	66

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: —
• Equity multiple: 18.92×
• Total profit: $95,266
• Equity at exit: $2,831

10-year hold

• IRR: —
• Equity multiple: 38.97×
• Total profit: $201,879
• Equity at exit: $1,642

Cash invested: $5,317 (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: 430
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$100
• Tax from tax record: −$10 /mo · $115/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $1,589

Break-even live

Break-even rent $148

Max offer price $18,990

Occupancy floor 21%

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: $4,748
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6110 64th St NE Marysville, WA	1.0–3.0	1.0–2.0	867	$1,885	$2.17	1d	2	0.21mi
6526 67th Pl NE Marysville, WA	3.0	2.0	1120	$3,100	$2.77	43d	1	0.55mi
1926 1st St Apt C Marysville, WA	2.0	1.0	933	$1,595	$1.71	43d	1	0.80mi
5705 Grove St Apt 8 Marysville, WA	2.0	1.0	980	$1,995	$2.04	1d	1	0.82mi
1830 1st St Marysville, WA	2.0	1.0	709	$1,595	$2.25	43d	1	0.88mi
6300 Grove St Unit A Marysville, WA	2.0	1.0	1005	$3,100	$3.08	43d	1	0.91mi
7126 49th Dr NE Unit 4 Marysville, WA	2.0	1.0	820	$1,495	$1.82	20d	1	0.93mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,650	$2.06	12d	3	0.95mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$2,025	$3.18	5d	3	0.98mi
1729 8th St Marysville, WA	2.0	1.0	700	$2,300	$3.29	21d	1	1.00mi
7119 47th Ave NE Marysville, WA	3.0	1.0	1125	$1,950	$1.73	15d	1	1.02mi
7234 47th Ave NE Marysville, WA	2.0	1.0	950	$2,018	$2.12	5d	2	1.11mi
804 Columbia Ave Unit 5 Marysville, WA	2.0	1.0	850	$1,695	$1.99	24d	1	1.15mi
1518 7th St #4 Marysville, WA	2.0	1.0	900	$1,595	$1.77	18d	1	1.18mi
4817 76th St NE Marysville, WA	2.0	1.5	995	$1,895	$1.90	43d	1	1.22mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,825	$2.40	1d	3	1.27mi
1404 9th St Marysville, WA	2.0	2.0	841	$2,345	$2.79	18d	1	1.32mi
1024 Cedar Ave Apt B Marysville, WA	2.0	1.0	1020	$1,795	$1.76	43d	1	1.41mi
4602 80th St NE Marysville, WA	1.0–2.0	1.0–2.0	777	$1,975	$2.54	5d	3	1.41mi
4000 76th St NE #42 Marysville, WA	2.0	1.0	540	$1,850	$3.43	5d	1	1.43mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $18,990 Pending 42 DOM
2. 2026-06-04
   days on market $18,990 Active 41 DOM
3. 2026-06-03
   days on market $18,990 Active 40 DOM
4. 2026-06-02
   days on market $18,990 Active 39 DOM
5. 2026-06-01
   days on market $18,990 Active 38 DOM
6. 2026-05-31
   days on market $18,990 Active 37 DOM
7. 2026-05-05
   status Active
8. 2026-04-15
   status Pending
9. 2026-04-03
   listed $18,990 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: $115 · $10/mo
• Projected year-2 tax: $186 · $16/mo
• Expected delta: +$72/yr (+$6/mo · 62.5%)

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

Taxation est. · year 1

• Rental income: $25,912
• − Mortgage interest: −$1,064
• − Property taxes: −$115
• − Insurance: −$95
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$552
• Taxable income: $19,940
• Est. tax owed @ 24.0%: −$4,786
• After-tax cash flow: $14,280/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

3 events — show timeline

• 2026-05-05 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-15 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-03 Listed $18,990 NWMLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2026): $115 · -2.2% YoY. Source: county tax records.