4013 High St · Everett, WA 98201

$129,000

1 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 1 Days on market

Built 1925 3,920 sqft lot

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity to restore a classic single-story Craftsman in Everett, WA. Fire damage, complete tear down. Sold AS-IS, prime opportunity for investors, builders, or buyers ready to take on a full renovation project. With strong underlying potential and desirable location appeal, this property offers the chance to reimagine, rebuild, or start fresh. Bring your contractor and vision to unlock the possibilities.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 9.7% 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 rising (+3.0%/yr); 149 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $892 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.33% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $498,304
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4334 Grand Ave	0.33mi	2/2.0 (+1)	1,096 (+1%)	6mo	$505,000	$461	70
4626 Hoyt Ave	0.54mi	2/1.0 (+1)	1,147 (+5%)	15mo	$525,000	$458	49
3324 Rockefeller Ave	0.68mi	2/1.0 (+1)	925 (-15%)	2mo	$450,000	$486	37
4422 S 4th Ave	0.70mi	2/1.0 (+1)	1,002 (-8%)	16mo	$255,000	$254	36
3417 Wetmore Ave	0.59mi	2/1.0 (+1)	1,184 (+9%)	23mo	$450,000	$380	34

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,589
• Equity at exit: $19,234

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $32,502
• Equity at exit: $11,154

Cash invested: $36,120 (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 98201

• Rents YoY: 3.0%
• Active inventory: 149
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$676
• Tax from tax record: −$260 /mo · $3,116/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $369

Break-even live

Break-even rent $1,253

Max offer price $129,000

Occupancy floor 74%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3928 Rucker Ave Everett, WA	2.0	2.0	1000	$1,900	$1.90	24d	1	0.06mi
4230 Hoyt Ave Unit 3 Everett, WA	2.0	1.0	882	$1,795	$2.04	24d	1	0.22mi
4230 Hoyt Ave Unit 14 Everett, WA	2.0	1.0	882	$1,595	$1.81	24d	1	0.22mi
3630 Lombard Ave Everett, WA	1.0	1.0	900	$1,795	$1.99	5d	1	0.50mi
3432 Hoyt Ave Unit 6 Everett, WA	2.0	1.0	945	$1,595	$1.69	24d	1	0.51mi
3619 Lombard Ave Everett, WA	2.0	1.0	860	$1,950	$2.27	5d	1	0.55mi
1111 47th St SE Everett, WA	1.0–2.0	1.0	740	$1,459	$1.97	2d	7	0.57mi
1414 34th St Unit 08 Everett, WA	1.0	1.0	725	$1,450	$2.00	3d	1	0.58mi
1414 34th St Unit 6 Everett, WA	1.0	1.0	725	$1,395	$1.92	3d	1	0.58mi
3319 Colby Ave Everett, WA	2.0	1.0	910	$1,850	$2.03	22d	1	0.65mi
3326 Lombard Ave Unit 1 Everett, WA	1.0	1.0	700	$1,400	$2.00	24d	1	0.71mi
3326 Lombard Ave #3 Everett, WA	2.0	1.0	884	$1,450	$1.64	24d	1	0.71mi
3326 Lombard Ave #25 Everett, WA	1.0	1.0	700	$1,350	$1.93	24d	1	0.71mi
3231 Nassau St Apt 2 Everett, WA	2.0	1.0	730	$1,750	$2.40	20d	1	0.73mi
3322 Lombard Ave Everett, WA	2.0	1.0	700	$1,400	$2.00	18d	1	0.73mi
607 47th St SE Everett, WA	1.0–2.0	1.0–2.0	756	$1,595	$2.11	5d	12	0.78mi
3120 Colby Ave Everett, WA	1.0	1.0	700	$2,500	$3.57	3d	5	0.83mi
3214 Broadway Everett, WA	1.0–2.0	1.0–2.0	765	$1,798	$2.35	2d	12	0.86mi
3111 Wetmore Ave Everett, WA	2.0	1.0–2.0	841	$2,858	$3.40	2d	81	0.87mi
1315 Pacific Ave Everett, WA	1.0–2.0	1.0–2.0	742	$1,790	$2.41	2d	5	0.88mi
2901 Rucker Ave Everett, WA	2.0	1.0–2.0	896	$2,362	$2.64	5d	3	1.03mi
2918 Nassau St Everett, WA	1.0–2.0	1.0	999	$1,950	$1.95	2d	2	1.05mi
2720 Hoyt Ave Everett, WA	2.0	1.0–2.0	831	$2,250	$2.71	2d	10	1.17mi
2701 Rockefeller Ave Everett, WA	1.0–2.0	1.0–2.0	724	$1,745	$2.41	2d	11	1.24mi
2631 Grand Ave Everett, WA	1.0	1.0	875	$1,475	$1.69	24d	1	1.26mi
609 Wood Pl Everett, WA	1.0–2.0	1.0–1.5	839	$1,475	$1.76	2d	11	1.26mi
5707 Highway Pl Everett, WA	1.0–2.0	1.0	675	$1,280	$1.90	5d	4	1.26mi
5709 Highway Pl Unit 208 Everett, WA	2.0	1.0	950	$1,375	$1.45	5d	1	1.27mi
2628 Hoyt Ave Everett, WA	2.0	1.0–1.5	807	$1,795	$2.22	2d	3	1.28mi
5717 Colby Ave Unit B Everett, WA	2.0	1.0	1206	$1,899	$1.57	18d	1	1.30mi
5804 Highway Pl Everett, WA	1.0–2.0	1.0	700	$1,475	$2.11	12d	3	1.35mi
1520 25th St Everett, WA	2.0	1.0	902	$1,399	$1.55	2d	2	1.41mi
2501 Colby Ave Everett, WA	1.0	1.0	675	$1,588	$2.35	3d	2	1.41mi

Listing history 19 events

1. 2026-03-03
   status Pending
2. 2026-03-02
   listed $129,000 Active
3. 2023-02-23
   soldstatus $400,000 Closed
4. 2023-01-23
   status Pending
5. 2023-01-19
   listed $380,000 Active
6. 2012-06-11
   soldstatus $100,000 Sold
7. 2012-06-11
   soldstatus $100,000
8. 2012-05-09
   status Pending
9. 2012-03-07
   status Pending Short Sale
10. 2012-03-01
    listed $99,950 Active
11. 2007-07-16
    soldstatus $223,500
12. 2005-02-28
    soldstatus $162,500
13. 2005-02-28
    soldstatus $162,500
14. 2005-01-17
    listed $162,500
15. 2001-10-03
    soldstatus $134,950
16. 2001-10-03
    soldstatus $134,950
17. 2001-07-26
    listed $134,950
18. 1999-10-01
    soldstatus $104,000
19. 1994-10-14
    soldstatus $69,500

ⓘ 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: $3,116 · $260/mo
• Projected year-2 tax: $3,116 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,639
• − Mortgage interest: −$7,226
• − Property taxes: −$3,116
• − Insurance: −$645
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$3,753
• Taxable income: $2,597
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,803/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): 31,895
• Household income: $74,554
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 2144.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 12% Asian 3% Pacific Islander 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Italian 4% Slovak 4%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -793.56%
• Current HPI: 339.2661
• Rent YoY: ▲ 2.95%
• 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

+85.6% since first listed

19 events — show timeline

• 2026-03-03 Pending — NWMLS as Distributed by MLS Grid
• 2026-03-02 Listed $129,000 NWMLS as Distributed by MLS Grid
• 2023-02-23 Sold (MLS) $400,000 NWMLS as Distributed by MLS Grid
• 2023-01-23 Pending — NWMLS as Distributed by MLS Grid
• 2023-01-19 Listed $380,000 NWMLS as Distributed by MLS Grid
• 2012-06-11 Sold (Public Records) $100,000 Public Records
• 2012-06-11 Sold (MLS) $100,000 NWMLS as Distributed by MLS Grid
• 2012-05-09 Pending — NWMLS as Distributed by MLS Grid
• 2012-03-07 Pending — NWMLS as Distributed by MLS Grid
• 2012-03-01 Listed $99,950 NWMLS as Distributed by MLS Grid
• 2007-07-16 Sold (Public Records) $223,500 Public Records
• 2005-02-28 Sold (Public Records) $162,500 Public Records
• 2005-02-28 Sold (MLS) $162,500 NWMLS as Distributed by MLS Grid
• 2005-01-17 Listed $162,500 NWMLS as Distributed by MLS Grid
• 2001-10-03 Sold (Public Records) $134,950 Public Records
• 2001-10-03 Sold (MLS) $134,950 NWMLS as Distributed by MLS Grid
• 2001-07-26 Listed $134,950 NWMLS as Distributed by MLS Grid
• 1999-10-01 Sold (Public Records) $104,000 Public Records
• 1994-10-14 Sold (Public Records) $69,500 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,116 · -4.5% YoY. Source: county tax records.