5900 64th St NE #187 · Marysville, WA 98270

$79,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 49 Days on market

Built 1986 Est $111k · 29% 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 +15.0/15.0
• 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

Well cared for 3 bedroom, 1.75 bath located on a desirable corner of a cul-de-sac in the wonderful 55+ community, Glenwood Mobile Estates. This lovely home is light and bright throughout with 1,296 SQ FT and includes a high efficiency furnace and heat pump, Double pane windows, composite roof, laminate flooring, and no pile carpeting throughout the home, The hot water tank is new as well as brand-new exterior paint. Bring your gardening vision to complete this home. Short distance to the clubhouse with all of the new amenities will give you activities every day. There are organized activities as well as a library, outdoor space and dog park. You will also be close to shopping and the YMCA

Key facts

• Laminate flooring
• Heat pump
• New hot water tank

Tags

• HIGH EFFICIENCY FURNACE
• HEAT PUMP
• DOUBLE PANE WINDOWS
• COMPOSITE ROOF
• LAMINATE FLOORING
• NEW HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

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 ($3k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.8% 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); 442 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.40% ✓
• Cap rate: 30.79%
• Cash-on-cash: 87.49%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $111,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 64th St NE #187	0.00mi	3/2.0	1,296 (0%)	0mo	$79,000	$61	100
5900 64th Street Ct NE #37	0.00mi	3/2.0	1,344 (+4%)	1mo	$115,000	$86	93
5900 64th St NE #225	0.00mi	2/2.0 (-1)	1,324 (+2%)	4mo	$117,000	$88	88
5900 64th St NE #232	0.00mi	3/2.0	1,344 (+4%)	7mo	$150,000	$112	88
5900 64th St NE #217	0.00mi	3/2.0	1,152 (-11%)	2mo	$159,950	$139	80
5900 64th St NE #223	0.00mi	2/2.0 (-1)	1,248 (-4%)	11mo	$88,400	$71	80
5900 64th St NE #132	0.00mi	3/2.0	1,440 (+11%)	2mo	$63,000	$44	80
5900 64th St NE #15	0.00mi	2/2.0 (-1)	1,240 (-4%)	11mo	$70,000	$56	78
5900 64th St NE #94	0.00mi	3/2.0	1,152 (-11%)	10mo	$99,000	$86	73
5900 64th St NE #211	0.00mi	2/2.0 (-1)	1,152 (-11%)	10mo	$95,000	$82	68
5900 64th St NE #18	0.00mi	2/2.0 (-1)	1,440 (+11%)	11mo	$115,000	$80	67
5900 64th St NE #199	0.00mi	2/2.0 (-1)	1,152 (-11%)	13mo	$172,900	$150	65

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: 86.5%
• Equity multiple: 4.90×
• Total profit: $86,360
• Equity at exit: $11,779

10-year hold

• IRR: 89.4%
• Equity multiple: 9.74×
• Total profit: $193,261
• Equity at exit: $6,830

Cash invested: $22,120 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$414
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,613

Break-even live

Break-even rent $646

Max offer price $79,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,658	-5% $1,635	+0% $1,613	+5% $1,590	+10% $1,568
Rent	-10% $1,400	-5% $1,507	+0% $1,613	+5% $1,719	+10% $1,825
Rate	-1.0pp $1,653	-0.5pp $1,633	base $1,613	+0.5pp $1,592	+1.0pp $1,571

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	$2,195	$2.53	0d	2	0.21mi
5127 61st St NE Marysville, WA	2.0	2.0	1232	$2,795	$2.27	19d	1	0.49mi
6526 67th Pl NE Marysville, WA	3.0	2.0	1120	$3,100	$2.77	45d	1	0.55mi
6514 69th St NE Marysville, WA	3.0	2.0	1317	$3,700	$2.81	45d	1	0.62mi
1926 1st St Apt C Marysville, WA	2.0	1.0	933	$1,595	$1.71	45d	1	0.80mi
5705 Grove St Apt 8 Marysville, WA	2.0	1.0	980	$1,995	$2.04	3d	1	0.82mi
6405 73rd Ave NE Marysville, WA	4.0	2.0	1176	$3,095	$2.63	6d	1	0.90mi
6300 Grove St Unit A Marysville, WA	2.0	1.0	1005	$3,100	$3.08	45d	1	0.91mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,650	$2.06	14d	3	0.95mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$2,025	$3.18	6d	3	0.98mi
7119 47th Ave NE Marysville, WA	3.0	1.0	1125	$1,950	$1.73	16d	1	1.02mi
7234 47th Ave NE Marysville, WA	2.0	1.0	950	$2,018	$2.12	6d	2	1.11mi
7625 51st Ave NE Unit A Marysville, WA	2.0	2.5	1286	$2,195	$1.71	23d	1	1.12mi
4203 Sunnyside Blvd Marysville, WA	2.0	1.0	1200	$2,300	$1.92	23d	1	1.18mi
1518 7th St #4 Marysville, WA	2.0	1.0	900	$1,595	$1.77	19d	1	1.18mi
4511 73rd Pl NE Marysville, WA	2.0	1.0	900	$1,995	$2.22	0d	1	1.20mi
4817 76th St NE Marysville, WA	2.0	1.5	995	$1,895	$1.90	45d	1	1.22mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,825	$2.40	3d	3	1.27mi
7924 67th St NE Marysville, WA	3.0	2.5	1282	$2,800	$2.18	45d	1	1.35mi
4453 74th Dr NE Marysville, WA	3.0	2.5	1495	$2,950	$1.97	45d	1	1.35mi
1024 Cedar Ave Apt B Marysville, WA	2.0	1.0	1020	$1,795	$1.76	45d	1	1.41mi
4000 76th St NE #52 Marysville, WA	3.0	1.5	1152	$2,700	$2.34	0d	1	1.43mi
1031 Cedar Ave Unit 102 Marysville, WA	3.0	2.5	1200	$2,395	$2.00	45d	1	1.48mi

Listing history 22 events

1. 2026-04-02
   status Pending
2. 2026-03-26
   price $79,000
3. 2026-03-12
   price $89,000
4. 2026-02-11
   listed $99,000 Active
5. 2017-06-15
   soldstatus $69,000 Sold
6. 2017-05-15
   status Pending
7. 2017-05-02
   status Pending Inspection
8. 2017-05-01
   listed $69,000 Active
9. 2015-02-16
   soldstatus $32,500 Sold
10. 2015-02-05
    status Pending
11. 2015-01-28
    status Pending Inspection
12. 2015-01-27
    listed $36,000 Active
13. 2013-04-18
    historical
14. 2013-04-11
    soldstatus $22,500 Sold
15. 2013-04-03
    status Pending
16. 2013-02-20
    status Pending Inspection
17. 2013-01-19
    price $25,900
18. 2012-12-16
    price $29,500
19. 2012-11-29
    price $33,000
20. 2012-11-05
    listed $36,900 Active
21. 2003-07-25
    soldstatus $33,800
22. 2003-06-09
    listed $38,000

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $774 · $65/mo
• Expected delta: +$15/yr (+$1/mo · 2.0%)

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

Taxation est. · year 1

• Rental income: $32,252
• − Mortgage interest: −$4,425
• − Property taxes: −$759
• − Insurance: −$395
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$2,298
• Taxable income: $19,214
• Est. tax owed @ 24.0%: −$4,611
• After-tax cash flow: $14,742/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

+107.9% since first listed

22 events — show timeline

• 2026-04-02 Pending — NWMLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $79,000 NWMLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $89,000 NWMLS as Distributed by MLS Grid
• 2026-02-11 Listed $99,000 NWMLS as Distributed by MLS Grid
• 2017-06-15 Sold (MLS) $69,000 NWMLS as Distributed by MLS Grid
• 2017-05-15 Pending — NWMLS as Distributed by MLS Grid
• 2017-05-02 Pending — NWMLS as Distributed by MLS Grid
• 2017-05-01 Listed $69,000 NWMLS as Distributed by MLS Grid
• 2015-02-16 Sold (MLS) $32,500 NWMLS as Distributed by MLS Grid
• 2015-02-05 Pending — NWMLS as Distributed by MLS Grid
• 2015-01-28 Pending — NWMLS as Distributed by MLS Grid
• 2015-01-27 Listed $36,000 NWMLS as Distributed by MLS Grid
• 2013-04-18 Delisted — NWMLS as Distributed by MLS Grid
• 2013-04-11 Sold (MLS) $22,500 NWMLS as Distributed by MLS Grid
• 2013-04-03 Pending — NWMLS as Distributed by MLS Grid
• 2013-02-20 Pending — NWMLS as Distributed by MLS Grid
• 2013-01-19 Price Changed $25,900 NWMLS as Distributed by MLS Grid
• 2012-12-16 Price Changed $29,500 NWMLS as Distributed by MLS Grid
• 2012-11-29 Price Changed $33,000 NWMLS as Distributed by MLS Grid
• 2012-11-05 Listed $36,900 NWMLS as Distributed by MLS Grid
• 2003-07-25 Sold (MLS) $33,800 NWMLS as Distributed by MLS Grid
• 2003-06-09 Listed $38,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2026): $759 · +429.1% YoY. Source: county tax records.