7701 Hardeson Rd Unit 52C · Everett, WA 98203

$200,000

2 bd · 2.0 ba · 1,186 sqft · Manufactured public records · 19 Days on market

Built 1990 23 ac lot Est $190k · 5% over

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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 +22.0/30.0
• DSCR +7.0/10.0
• ARV discount +5.1/15.0
• Schools +4.8/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic Refreshed Manufactured Home in Westridge Estates ALL AGES Park. This 1990 Home has a Brand New Roof, New Interior and Exterior Paint, New LVP Flooring and New Carpets, New Stainless Appliances and Quartz Counters. New Soft Close Cabinets in the Kitchen and Bathrooms with Quartz Countertops and Undermount Sinks. New Lighting and Faucets! Three Parking spaces with a Private Tool Shed. Furnace has Been Serviced. Washer and Dryer are Included! New Insulation and Vapor Barrier, New Hot Water Tank. Fully Permitted through Labor and Industries.

Key facts

• Quartz counters
• Brand new roof
• New lvp flooring

Tags

• BRAND NEW ROOF
• NEW LVP FLOORING
• NEW STAINLESS APPLIANCES
• QUARTZ COUNTERS
• NEW SOFT CLOSE CABINETS
• UNDERMOUNT SINKS

Property features AI

Finance

• Other: Buyer brokerage compensation 3%
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Westridge Estates manufactured home park; Park amenities include clubhouse, common area, and playground; Approximately 130 homes in the park; Land lease; Land lease amount $985

Exterior

• Parking: Uncovered parking; 3 open parking spaces
• Utilities: Electric energy source; Public water; Sewer via HOA; Power provided by PUD; Electric water heater located in primary bedroom closet
• Home design: Manufactured home (double wide); Fleetwood make; Updated/remodeled condition; One story; Pillar/post/pier foundation with tie downs; Mobile home remains; Skirted with wood
• Construction: Cement plank and wood construction; Composition roof; Built after 6/15/1976 (manufactured after 1976)
• Exterior features: Cement plank and wood exterior; Cement planked and wood products; Patio/porch/deck; Landscaped; On-site storage; Paved dead-end street; Has view

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Water heater; Vaulted ceilings; Walk-in closet; Bath off primary
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/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 $190k (5.2% below list).
• Recommended offer: $190k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: crime D+, amenities F, cost of living F.
• Mukilteo School District (suburban): math 47% / reading 59% proficiency, ranked #111 of 291 in WA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kamiak High School (2,250 students, 34% FRL).
• Market conditions: Rents flat; 158 active listings in the ZIP; 40 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 19 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,544 (5.2% 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. 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?
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: 0.95% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $189,760
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7701 Hardeson Rd #16	0.00mi	3/2.0 (+1)	1,152 (-3%)	5mo	$199,000	$173	86
7701 Hardeson Rd #37	0.00mi	3/2.0 (+1)	1,152 (-3%)	7mo	$185,000	$161	84
7701 Hardeson Rd #107	0.00mi	3/2.0 (+1)	1,248 (+5%)	10mo	$80,000	$64	78
7701 Hardeson Rd #1	0.00mi	3/2.0 (+1)	1,188 (+0%)	23mo	$180,000	$152	76
7701 Hardeson Rd #71	0.00mi	3/2.0 (+1)	1,080 (-9%)	15mo	$173,000	$160	68

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 · 0.76% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-16,376
• Equity at exit: $29,821

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,895
• Equity at exit: $17,292

Cash invested: $56,000 (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 98203

• Rents YoY: 0.8%
• Active inventory: 158
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $319

Break-even live

Break-even rent $1,492

Max offer price $200,000

Occupancy floor 78%

Sensitivity live

Price	-10% $432	-5% $375	+0% $319	+5% $262	+10% $206
Rent	-10% $169	-5% $244	+0% $319	+5% $394	+10% $469
Rate	-1.0pp $420	-0.5pp $370	base $319	+0.5pp $267	+1.0pp $214

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8220 5th Ave W Apt F Everett, WA	2.0	1.0	950	$1,595	$1.68	0d	1	0.27mi
711 W Casino Rd Everett, WA	1.0–2.0	1.0	770	$1,801	$2.34	0d	5	0.32mi
611 W Casino Rd Unit 2A Everett, WA	1.0	1.0	700	$1,350	$1.93	0d	1	0.34mi
611 W Casino Rd Unit 3A Everett, WA	1.0	1.0	753	$1,400	$1.86	3d	1	0.34mi
611 W Casino Rd Everett, WA	1.0	1.0	700	$1,350	$1.93	44d	1	0.34mi
611 W Casino Rd Everett, WA	1.0	1.0	753	$1,400	$1.86	0d	1	0.34mi
1001 W Casino Rd Unit A306 Everett, WA	2.0	2.0	921	$2,150	$2.33	5d	1	0.49mi
8530 5th Ave W Everett, WA	1.0–2.0	1.0	808	$1,595	$1.97	5d	2	0.50mi
702 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	850	$1,749	$2.06	5d	21	0.51mi
120 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	818	$1,992	$2.43	0d	13	0.52mi
8225 11th Dr W Everett, WA	2.0	1.0	850	$1,722	$2.03	5d	2	0.53mi
1020 W Casino Rd Everett, WA	1.0–2.0	1.0	880	$1,825	$2.07	5d	20	0.56mi
8710 5th Ave W Everett, WA	2.0	2.0	950	$2,028	$2.14	0d	11	0.56mi
8102 Evergreen Way Everett, WA	1.0–5.0	1.0–2.0	1390	$2,058	$1.48	0d	16	0.60mi
1305 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	881	$1,800	$2.04	5d	5	0.62mi
1126 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	827	$1,850	$2.24	44d	5	0.63mi
8920 Evergreen Way Everett, WA	2.0	1.0	567	$1,750	$3.08	0d	7	0.71mi
618 75th St SE Unit 206 Everett, WA	2.0	1.0	833	$1,700	$2.04	25d	1	0.76mi
618 75th St SE Everett, WA	3.0	2.0	1232	$2,400	$1.95	11d	1	0.76mi
618 75th St SE Everett, WA	2.0	1.0	833	$1,750	$2.10	25d	1	0.76mi
6601 Glenwood Ave Everett, WA	2.0	1.0	882	$2,450	$2.78	0d	1	0.80mi
701 75th St SE Everett, WA	1.0–3.0	1.0	820	$1,850	$2.26	5d	5	0.80mi
115 Dorn Ave Everett, WA	2.0	1.0–2.0	946	$1,738	$1.84	17d	1	0.84mi
747 75th St SE Everett, WA	2.0	1.0	864	$1,722	$1.99	5d	1	0.85mi
207 Dorn Ave Unit 2H Everett, WA	2.0	1.0	780	$1,795	$2.30	15d	1	0.93mi
507 Madison St Apt A Everett, WA	3.0	2.0	1014	$2,449	$2.42	0d	1	0.95mi
1906 W Casino Rd Unit 11 Everett, WA	2.0	1.0	800	$1,700	$2.12	44d	1	0.99mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	11d	1	0.99mi
1007 75th St SE Everett, WA	2.0	1.5	1059	$1,695	$1.60	0d	1	1.01mi
8600 18th Ave W Everett, WA	1.0–2.0	1.0–2.0	796	$2,042	$2.57	0d	11	1.02mi
1926 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	747	$1,950	$2.61	0d	21	1.07mi
6115 W Beech St Everett, WA	3.0	1.0	1000	$2,395	$2.40	0d	1	1.09mi
6609 Cady Rd Unit 2 Everett, WA	2.0	1.5	1386	$2,225	$1.61	25d	1	1.12mi
1224 Kossuth Ave Everett, WA	2.0	1.0	1375	$2,700	$1.96	20d	1	1.12mi
9615 Holly Dr Everett, WA	1.0–2.0	1.0	645	$2,220	$3.44	5d	1	1.17mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	17d	1	1.18mi
6911 Rainier Dr Unit 11-07 Everett, WA	2.0	1.5	1008	$2,095	$2.08	5d	1	1.19mi
6911 Rainier Dr Unit 11-03 Everett, WA	2.0	1.5	1008	$1,695	$1.68	25d	1	1.19mi
517 Pecks Dr Everett, WA	3.0	1.0	1440	$2,595	$1.80	2d	1	1.25mi
215 100th St SW Everett, WA	2.0	2.0	856	$1,845	$2.16	5d	1	1.31mi

Listing history 10 events

1. 2026-06-10
   status $200,000 Pending 19 DOM
2. 2026-06-09
   days on market $200,000 Active 19 DOM
3. 2026-06-08
   days on market $200,000 Active 18 DOM
4. 2026-06-07
   days on market $200,000 Active 17 DOM
5. 2026-06-04
   days on market $200,000 Active 14 DOM
6. 2026-06-03
   days on market $200,000 Active 13 DOM
7. 2026-06-02
   days on market $200,000 Active 12 DOM
8. 2026-06-01
   days on market $200,000 Active 11 DOM
9. 2026-05-31
   days on market $200,000 Active 10 DOM
10. 2026-05-21
    listed $200,000 Active

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$1,403/yr (+$117/mo · 252.1%)

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

Taxation est. · year 1

• Rental income: $22,745
• − Mortgage interest: −$11,203
• − Property taxes: −$557
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$5,818
• Taxable income: $528
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $3,700/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: Mukilteo School District
• NCES district ID: 5305430
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $60,807
• Composite: 48.17/100
• National rank: #4733
• State rank: #111 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): 35,517
• Household income: $107,376
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 725.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 16% Two or more races 12% Asian 11% Black 8%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Portuguese 4% Italian 3% Slovak 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 12% Vietnamese 3% Russian/Polish/Slavic 3%

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: ▼ -744.68%
• Current HPI: 325.3157
• Rent YoY: ▲ 0.76%
• 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

1 event — show timeline

• 2026-05-21 Listed $200,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2026): $557 · +7.1% YoY. Source: county tax records.