1002 Columbia Ave #2 · Marysville, WA 98270

$195,000

1 bd · 1.0 ba · 579 sqft · Condo public records · 30 Days on market

Built 1983 $240/mo HOA · 13% of rent

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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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• 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

This 1 bed / 1 bath condo is a great opportunity for purchase or investment in a convenient Marysville location! Priced well below comparable units for an outstanding value opportunity. The HOA is currently completing major improvements, including a new roof and exterior paint. The seller will be paying the $15,000 assessment in full at closingCash only (no financing option) due to current HOA conditions (insurance availability expected after completion of rebuild of other Unit). Don’t wait on this opportunity!

Key facts

• $240 HOA
• 2 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $35 ($415/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 $189k (3.0% below list).
• Recommended offer: $189k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 12 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 30 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; list at $195k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $189,212 (3.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.66% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-31,816
• Equity at exit: $29,075

10-year hold

• IRR: -11.2%
• Equity multiple: 0.37×
• Total profit: $-34,528
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$81
• HOA: −$240
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $35

Break-even live

Break-even rent $1,848

Max offer price $195,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $90	+0% $35	+5% $-21	+10% $-76
Rent	-10% $-115	-5% $-40	+0% $35	+5% $109	+10% $184
Rate	-1.0pp $133	-0.5pp $84	base $35	+0.5pp $-16	+1.0pp $-67

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1060 Columbia Ave Marysville, WA	1.0	1.0	520	$1,795	$3.45	5d	2	0.18mi
1729 8th St Marysville, WA	2.0	1.0	700	$2,300	$3.29	22d	1	0.19mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,625	$2.14	2d	3	0.25mi
715 Cedar Ave Unit 715-105 Marysville, WA	1.0	1.0	420	$1,449	$3.45	44d	1	0.30mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,450	$1.81	13d	3	0.44mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$1,638	$2.57	5d	3	0.44mi
4000 76th St NE #42 Marysville, WA	2.0	1.0	540	$1,850	$3.43	5d	1	0.49mi
1310 Cedar Ave Marysville, WA	1.0–2.0	1.0	778	$1,825	$2.34	44d	7	0.58mi
1830 1st St Marysville, WA	2.0	1.0	709	$1,595	$2.25	44d	1	0.58mi
4602 80th St NE Marysville, WA	1.0–2.0	1.0–2.0	777	$1,775	$2.28	5d	3	0.79mi
4521 80th St NE Marysville, WA	1.0–2.0	1.0–1.5	881	$1,750	$1.99	5d	3	0.86mi
6110 64th St NE Marysville, WA	1.0–3.0	1.0–2.0	867	$1,575	$1.82	2d	2	1.32mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-03
   status Pending
2. 2026-04-03
   listed $195,000 Active
3. 2007-07-16
   soldstatus $86,000
4. 1983-10-01
   soldstatus $70,000

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,911 · $159/mo
• Expected delta: +$515/yr (+$43/mo · 36.9%)

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

Taxation est. · year 1

• Rental income: $22,705
• − Mortgage interest: −$10,923
• − Property taxes: −$1,396
• − Insurance: −$975
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − HOA: −$2,880
• − Depreciation: −$5,673
• Taxable loss: −$2,774
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $1,081/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

+178.6% since first listed

4 events — show timeline

• 2026-05-03 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-03 Listed $195,000 NWMLS as Distributed by MLS Grid
• 2007-07-16 Sold (Public Records) $86,000 Public Records
• 1983-10-01 Sold (Public Records) $70,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $1,396 · -1.8% YoY. Source: county tax records.