14727 43rd Ave NE #41 · Marysville, WA 98271

$282,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 5 Days on market

Built 1998 Est $246k · 14% over

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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 +18.2/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Emerald Hills Estates, a 55+ gated community. Love the lifestyle here with this exceptionally well maintained upgraded manufactured home with modern comfort and style! Surrounded by beautiful mature landscaping on corner lot with patio cover front porch to enjoy relaxing and entertaining in this outdoor space year-round. Bonus trex ramp here! Spacious, light and bright, open concept bonus room features a cozy wood burning fireplace, fully upgraded kitchen with white cabinets, island and plenty soft closing drawers, newer dishwasher, microwave and stove, walk in pantry, So many upgrades on this home! Newer vinyl windows, hot water heater, new plumbing and heat pump, entire house w

Key facts

• Gated community
• Mature landscaping
• Walk in pantry

Tags

• GATED COMMUNITY
• MATURE LANDSCAPING
• PATIO COVER
• WOOD BURNING FIREPLACE
• FULLY UPGRADED KITCHEN
• WALK IN PANTRY

Property features AI

Finance

• Other: Directions: GPS to unit #41
• Financial info: Listing terms: Cash or Conventional; Land lease applies
• HOA & community: Located in a senior community (senior exemption applies); Park has 146 homes; Community amenities include BBQs, clubhouse, high-speed internet availability, RV parking, security gate, and tennis courts; Park approved for sale (Emerald Hills Estates)

Exterior

• Parking: Carport; RV parking available in the community
• Security: Security gate
• Utilities: Electric power; Public water (City of Marysville); Public sewer (City of Marysville); Cable connected (Xfinity); Power company: Snohomish County PUD
• Home design: Manufactured double-wide home (Golden West model GM56003FT48"); One story; Manufactured home (built after 6/15/1976); Mobile home remains
• Construction: Composition roof; Concrete ribbon, pillar/post/pier foundation with tie downs; Manufactured house structure
• Exterior features: Awnings; Landscaped; Patio/porch/deck; Walk-in closet; Paved lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: Two 3/4 bathrooms; 2 showers
• Heating & cooling: High-efficiency (90%+) heating; Heat pump (heating and cooling)
• Interior features: Fireplace (wood burning); Water heater
• Laundry & utility: Washer; Dryer; Utility room; Water heater located in laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $282k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (1.3% below list).
• Recommended offer: $278k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 (+2.3%/yr); 215 active listings in the ZIP; 6 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).
• This rent runs 35% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $109k; list at $282k implies a 159% gain — meaningful room to come down on a strong offer.

Recommended offer $278,398 (1.3% below list)

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. 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?
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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $246,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14727 43rd Ave NE #131	0.00mi	3/2.0	1,512 (0%)	3mo	$242,000	$160	98
14727 43rd Ave NE #83	0.00mi	3/2.0	1,495 (-1%)	11mo	$270,000	$181	89
14727 43rd Ave NE #144	0.00mi	3/2.0	1,539 (+2%)	13mo	$298,000	$194	86
14727 43rd Ave NE #95	0.00mi	3/2.0	1,404 (-7%)	5mo	$199,000	$142	84
14727 43rd Ave NE #126	0.00mi	3/2.0	1,620 (+7%)	6mo	$275,000	$170	83
14727 43rd Ave NE #92	0.00mi	3/2.0	1,419 (-6%)	11mo	$220,000	$155	80
14727 43rd Ave NE #145	0.00mi	3/2.0	1,625 (+8%)	12mo	$299,000	$184	78
14727 43rd Ave NE #54	0.00mi	3/2.0	1,383 (-8%)	11mo	$215,500	$156	77
14727 43rd Ave NE #100	0.00mi	3/2.0	1,296 (-14%)	7mo	$195,000	$150	70
14727 43rd Ave NE #133	0.00mi	3/2.0	1,708 (+13%)	10mo	$287,000	$168	70
14727 43rd Ave NE #4	0.00mi	2/2.0 (-1)	1,702 (+13%)	10mo	$265,000	$156	66
14727 43rd Ave NE #96	0.00mi	2/2.0 (-1)	1,722 (+14%)	13mo	$280,000	$163	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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-31,647
• Equity at exit: $42,047

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-14,721
• Equity at exit: $24,382

Cash invested: $78,960 (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: 215
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,784 high
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$352 /mo · $4,230/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $251

Break-even live

Break-even rent $2,467

Max offer price $282,000

Occupancy floor 86%

Sensitivity live

Price	-10% $445	-5% $348	+0% $251	+5% $153	+10% $56
Rent	-10% $31	-5% $141	+0% $251	+5% $360	+10% $470
Rate	-1.0pp $393	-0.5pp $322	base $251	+0.5pp $177	+1.0pp $103

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14629 46th Ave NE Marysville, WA	3.0	2.5	1642	$2,850	$1.74	0d	1	0.20mi
14701 50th Dr NE Marysville, WA	3.0	2.0	1118	$2,450	$2.19	0d	1	0.41mi
14725 50th Dr NE #201 Marysville, WA	3.0	2.0	1118	$2,450	$2.19	0d	1	0.42mi
5614 147th Pl NE Marysville, WA	3.0	2.5	2062	$3,600	$1.75	45d	1	0.74mi
5429 132nd St NE Marysville, WA	3.0	2.0	1246	$2,500	$2.01	6d	1	1.01mi
12705 48th Ave NE Unit 3 Marysville, WA	2.0	1.5	1088	$1,800	$1.65	45d	1	1.19mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $282,000 Pending 5 DOM
2. 2026-06-09
   days on market $282,000 Active 3 DOM
3. 2026-06-08
   days on market $282,000 Active 2 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $282,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,408
• − Mortgage interest: −$15,796
• − Property taxes: −$4,230
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,673
• − Management: −$2,673
• − Depreciation: −$8,204
• Taxable loss: −$1,578
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $3,385/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

+257.0% since first listed

8 events — show timeline

• 2026-06-06 Listed $282,000 NWMLS as Distributed by MLS Grid
• 2007-09-27 Sold (MLS) $108,950 NWMLS as Distributed by MLS Grid
• 2007-09-10 Delisted — NWMLS as Distributed by MLS Grid
• 2007-08-28 Listed $108,950 NWMLS as Distributed by MLS Grid
• 2007-02-02 Sold (MLS) $69,950 NWMLS as Distributed by MLS Grid
• 2006-11-15 Listed $69,950 NWMLS as Distributed by MLS Grid
• 2006-08-28 Sold (MLS) $72,000 NWMLS as Distributed by MLS Grid
• 2006-02-20 Listed $79,000 NWMLS as Distributed by MLS Grid

Property tax history

-6.1%/yr

Latest (2026): $311 · +6.4% YoY. Source: county tax records.