1415 84th St SE #89 · Everett, WA 98208

$185,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 34 Days on market

Built 1974 $161/sqft · 45% above area Est $128k · 45% over ↓ 7% since listing

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.2/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Major price adjustment $14,950.. .. . Seller will pay $3000 towards buyers closing costs as well. Enjoy the ultimate convenience with this stunning, beautifully remodeled, move-in-ready manufactured home in the desirable 55+ Mobile Country Club community. Whether you are looking for a primary residence or a hassle-free second home, this property offers everything you need to start living comfortably from day one. Fully furnished (optional). Freshly painted interior, new electrical light switches and outlets, custom lighting fixtures, canned lighting in family room and kitchen. Quartz counters, refinished cabinet exteriors, and extensive use of beautiful tile backsplash, also used for decora

Key facts

• Canned lighting
• 2 parking spots
• Community pool

Tags

• REMODELED MANUFACTURED HOME
• FULLY FURNISHED OPTIONAL
• FRESHLY PAINTED INTERIOR
• NEW ELECTRICAL LIGHT SWITCHES
• CUSTOM LIGHTING FIXTURES
• CANNED LIGHTING

Property features AI

Finance

• Other: Taxes listed (buyer to verify); Directions: From 7th Ave and 84th St turn on 84th; this dead ends into park
• Financial info: Listing terms: Cash or Conventional; Land lease: $852
• HOA & community: Park approved for sale; Mobile Country Club park with clubhouse, exercise room, laundry, and pool; Approximately 210 homes in park; Senior community

Exterior

• Parking: Carport; RV parking available in park
• Utilities: Electric energy source; Public water (City of Everett); Public sewer (City of Everett); Power provided by PUD; Electric water heater; Internet: Xfinity
• Home design: Manufactured double-wide home; One story; Manufactured after 06/15/1976: No; Mobile home remains
• Construction: Metal/vinyl construction materials; Composition roof
• Exterior features: Metal/vinyl exterior; Patio/porch/deck

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; Wall unit cooling
• Interior features: Water heater; Skylights; Drapes
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1974 — 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. 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?
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: 1.12% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $128,000
• List price: $185,000
• Delta: 44.53%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 84th St SE #36	0.00mi	2/2.0	1,152 (0%)	2mo	$150,000	$130	98
1415 84th St SE #80	0.00mi	2/2.0	1,194 (+4%)	7mo	$140,000	$117	88
1415 84th St SE #11	0.00mi	2/2.0	1,200 (+4%)	8mo	$145,000	$121	86
1415 84th St SE #104	0.00mi	2/2.0	1,242 (+8%)	1mo	$75,000	$60	86
1415 84th St SE #45	0.00mi	2/2.0	1,240 (+8%)	10mo	$65,000	$52	79
1415 84th St SE #97	0.00mi	2/2.0	1,240 (+8%)	16mo	$110,000	$89	74
1415 84th St SE #110	0.00mi	2/2.0	1,232 (+7%)	17mo	$200,000	$162	74
1415 84th St SE #9	0.00mi	2/2.0	1,000 (-13%)	12mo	$164,950	$165	68
1415 SE 84th St #122	0.00mi	2/2.0	1,242 (+8%)	23mo	$125,000	$101	68

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-3,264
• Equity at exit: $27,584

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $15,765
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$970
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $516

Break-even live

Break-even rent $1,413

Max offer price $185,000

Occupancy floor 70%

Sensitivity live

Price	-10% $620	-5% $568	+0% $516	+5% $463	+10% $411
Rent	-10% $352	-5% $434	+0% $516	+5% $597	+10% $679
Rate	-1.0pp $609	-0.5pp $563	base $516	+0.5pp $468	+1.0pp $419

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: $46,250
• Closing costs: $5,550
• 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
1224 Kossuth Ave Everett, WA	2.0	1.0	1375	$2,700	$1.96	20d	1	0.44mi
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
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	3.0	2.0	1232	$2,400	$1.95	11d	1	0.86mi
618 75th St SE Everett, WA	2.0	1.0	833	$1,750	$2.10	25d	1	0.86mi
1915 75th St SE Unit 1H Everett, WA	3.0	1.5	1300	$2,500	$1.92	25d	1	0.89mi
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
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
6609 Cady Rd Unit 2 Everett, WA	2.0	1.5	1386	$2,225	$1.61	25d	1	1.34mi
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	753	$1,400	$1.86	0d	1	1.34mi
611 W Casino Rd Everett, WA	1.0	1.0	700	$1,350	$1.93	44d	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
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
2601 106th Pl SE Everett, WA	3.0	2.0	1221	$3,245	$2.66	13d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $185,000 Active 34 DOM
2. 2026-06-17
   days on market $185,000 Active 33 DOM
3. 2026-06-16
   days on market $185,000 Active 32 DOM
4. 2026-06-15
   days on market $185,000 Active 31 DOM
5. 2026-06-13
   days on market $185,000 Active 29 DOM
6. 2026-06-13
   pricedays on market $185,000 Active 28 DOM
7. 2026-06-09
   days on market $199,950 Active 25 DOM
8. 2026-06-08
   days on market $199,950 Active 24 DOM
9. 2026-06-07
   days on market $199,950 Active 23 DOM
10. 2026-06-04
    days on market $199,950 Active 20 DOM
11. 2026-06-03
    days on market $199,950 Active 19 DOM
12. 2026-06-02
    days on market $199,950 Active 18 DOM
13. 2026-06-01
    days on market $199,950 Active 17 DOM
14. 2026-05-31
    days on market $199,950 Active 16 DOM
15. 2026-05-15
    listed $199,950 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: $831 · $69/mo
• Projected year-2 tax: $1,813 · $151/mo
• Expected delta: +$982/yr (+$82/mo · 118.1%)

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

Taxation est. · year 1

• Rental income: $24,791
• − Mortgage interest: −$10,363
• − Property taxes: −$831
• − Insurance: −$925
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$5,382
• Taxable income: $3,324
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $5,389/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

-7.5% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $185,000 NWMLS as Distributed by MLS Grid
• 2026-05-15 Listed $199,950 NWMLS as Distributed by MLS Grid

Property tax history

+9.7%/yr

Latest (2026): $831 · +5.2% YoY. Source: county tax records.