14727 43rd Ave NE #74 · Marysville, WA 98271

$280,000

3 bd · 1.0 ba · 1,777 sqft · Manufactured public records · 17 Days on market

Built 1997 Est $284k · at est.

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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 +25.0/30.0
• ARV discount +8.2/15.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Emerald Hills Estates, a 55+ gated community! This Immaculate, beautifully updated home offers over 1700 sq ft of living space. Kitchen is a chef's delight featuring contemporary mocha brown cabinets with appliances plus an Eating bar! Spacious, bright and open living room, dining and family room. Vaulted ceilings, newer heat pump, furnace, roof and skylights! Back door entry with ramp for easy access. No shortage of storage here, including a shed with power! Entertain to your hearts delight on the expansive Trex deck surrounded by beautiful mature landscaping just in time for summertime enjoyment! This is a highly sought-after location due to the convenient access to medical fac

Key facts

• Gated community
• Expansive trex deck
• Mature landscaping

Tags

• GATED COMMUNITY
• CHEF'S DELIGHT KITCHEN
• EXPANSIVE TREX DECK
• MATURE LANDSCAPING
• STORAGE SHED WITH POWER

Property features AI

Finance

• Other: Calculated building area: 1,777 total (public records)
• Financial info: Accepted listing terms: Cash, Conventional
• HOA & community: Located in Emerald Hills Estates (senior community); Park approved for sale; Approximately 146 homes in park; Pets allowed: cats and dogs; Park amenities include BBQs, clubhouse, common area, high-speed internet availability, recreational area, RV parking, security gate, tennis courts; Land lease: $1,302

Exterior

• Parking: Carport
• Security: Security gate
• Utilities: Electric energy source; Electric water heater; Public water (City of Marysville); Public sewer (City of Marysville); Power provided by Snohomish County PUD; Internet available (AT&T)
• Home design: Manufactured double wide home; One level; Marlette make; Manufactured after 6/15/1976; Mobile home remains on lot
• Construction: Composition roof; Pillar/post/pier foundation with tie downs
• Exterior features: Patio/porch/deck; RV parking (park amenity); Common areas and recreational area (park amenities)

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Has cooling
• Interior features: Water heater in utility room; Ceiling fans; Double pane windows; Patio/porch/deck; Skylights; Walk-in closet
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 37% 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

• It's been on market 17 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $205k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $275,800 (1.5% 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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $284,320
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14727 43rd Ave NE #27	0.00mi	3/2.0	1,782 (+0%)	8mo	$230,000	$129	89
14727 43rd Ave NE #133	0.00mi	3/2.0	1,708 (-4%)	10mo	$287,000	$168	81
14727 43rd Ave NE #78	0.00mi	3/2.0	1,782 (+0%)	21mo	$255,000	$143	78
14727 43rd Ave NE #6	0.00mi	3/2.0	1,782 (+0%)	22mo	$237,500	$133	77
14727 43rd Ave NE #126	0.00mi	3/2.0	1,620 (-9%)	6mo	$275,000	$170	76
14727 43rd Ave NE #4	0.00mi	2/2.0 (-1)	1,702 (-4%)	10mo	$265,000	$156	76
14727 43rd Ave NE #96	0.00mi	2/2.0 (-1)	1,722 (-3%)	13mo	$280,000	$163	75
14727 43rd Ave NE #8	0.00mi	3/2.0	1,848 (+4%)	20mo	$275,000	$149	72
14727 43rd Ave NE #145	0.00mi	3/2.0	1,625 (-9%)	12mo	$299,000	$184	72
14727 43rd Ave NE #131	0.00mi	3/2.0	1,512 (-15%)	3mo	$242,000	$160	69
14727 43rd Ave NE #144	0.00mi	3/2.0	1,539 (-13%)	12mo	$298,000	$194	63

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-8,809
• Equity at exit: $41,749

10-year hold

• IRR: 5.9%
• Equity multiple: 1.43×
• Total profit: $33,474
• Equity at exit: $24,209

Cash invested: $78,400 (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: 213
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,959 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $608

Break-even live

Break-even rent $2,190

Max offer price $280,000

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1d	1	0.20mi
5614 147th Pl NE Marysville, WA	3.0	2.5	2062	$3,600	$1.75	43d	1	0.74mi
5429 132nd St NE Marysville, WA	3.0	2.0	1246	$2,500	$2.01	4d	1	1.01mi

Listing history 12 events

1. 2026-06-18
   days on market $280,000 Active 17 DOM
2. 2026-06-17
   days on market $280,000 Active 16 DOM
3. 2026-06-16
   days on market $280,000 Active 15 DOM
4. 2026-06-15
   days on market $280,000 Active 14 DOM
5. 2026-06-13
   days on market $280,000 Active 12 DOM
6. 2026-06-09
   days on market $280,000 Active 8 DOM
7. 2026-06-08
   days on market $280,000 Active 7 DOM
8. 2026-06-07
   days on market $280,000 Active 6 DOM
9. 2026-06-04
   days on market $280,000 Active 3 DOM
10. 2026-06-03
    days on market $280,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $280,000 Active 1 DOM

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

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $1,741 · $145/mo
• Projected year-2 tax: $2,744 · $229/mo
• Expected delta: +$1,003/yr (+$84/mo · 57.6%)

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

Taxation est. · year 1

• Rental income: $35,513
• − Mortgage interest: −$15,684
• − Property taxes: −$1,741
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − Depreciation: −$8,145
• Taxable income: $2,860
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $6,608/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

+180.1% since first listed

18 events — show timeline

• 2026-06-01 Listed $280,000 NWMLS as Distributed by MLS Grid
• 2020-01-09 Sold (MLS) $205,000 NWMLS as Distributed by MLS Grid
• 2019-12-09 Pending — NWMLS as Distributed by MLS Grid
• 2019-11-24 Pending — NWMLS as Distributed by MLS Grid
• 2019-11-22 Price Changed $205,000 NWMLS as Distributed by MLS Grid
• 2019-10-28 Price Changed $215,000 NWMLS as Distributed by MLS Grid
• 2019-09-19 Price Changed $220,000 NWMLS as Distributed by MLS Grid
• 2019-08-20 Listed $225,000 NWMLS as Distributed by MLS Grid
• 2010-11-24 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2010-11-06 Pending — NWMLS as Distributed by MLS Grid
• 2010-11-02 Price Changed $60,000 NWMLS as Distributed by MLS Grid
• 2010-08-19 Price Changed $50,000 NWMLS as Distributed by MLS Grid
• 2010-06-19 Listed $59,950 NWMLS as Distributed by MLS Grid
• 2009-12-16 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2009-12-07 Pending — NWMLS as Distributed by MLS Grid
• 2009-11-17 Listed $59,950 NWMLS as Distributed by MLS Grid
• 2001-02-28 Sold (MLS) $95,000 NWMLS as Distributed by MLS Grid
• 2000-10-18 Listed $99,950 NWMLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2026): $1,741 · -2.3% YoY. Source: county tax records.