4000 76th St NE #33 · Marysville, WA 98270

$99,950

1 bd · 1.0 ba · 600 sqft · Manufactured public records · 92 Days on market

Built 1970 $167/sqft · 21% above area Est $83k · 21% over ↓ 8% since listing

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Major price reduction - Motivated seller. Submit your offers for a quick sale. Ready to downsize and simplify to a fabulous updated 'new' old home. This affordable manufactured home in a senior park offers, comfort, convenience and relaxed pace. Enjoy downtown perks, shopping, proximity to regional medical centers and major employers like Boeing and Amazon.

Key facts

• Major employers
• 3 parking spots
• Built 1970

Tags

• AFFORDABLE MANUFACTURED HOME
• MAJOR EMPLOYERS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $692 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,954 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.88% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.75%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

• ARV (median comp): $82,834
• List price: $99,950
• Delta: 20.66%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4000 76th St NE #46	0.00mi	1/1.0	586 (-2%)	9mo	$82,500	$141	89

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: 33.5%
• Equity multiple: 2.39×
• Total profit: $38,818
• Equity at exit: $14,903

10-year hold

• IRR: 39.7%
• Equity multiple: 4.49×
• Total profit: $97,760
• Equity at exit: $8,642

Cash invested: $27,986 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$524
• Tax from tax record: −$17 /mo · $207/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $904

Break-even live

Break-even rent $738

Max offer price $99,950

Occupancy floor 47%

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 76th St NE #42 Marysville, WA	2.0	1.0	540	$1,850	$3.43	5d	1	0.01mi
1310 Cedar Ave Marysville, WA	1.0–2.0	1.0	778	$1,825	$2.34	43d	7	0.22mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,625	$2.14	2d	3	0.24mi
1060 Columbia Ave Marysville, WA	1.0	1.0	520	$1,795	$3.45	5d	2	0.31mi
4602 80th St NE Marysville, WA	1.0–2.0	1.0–2.0	777	$1,775	$2.28	5d	3	0.39mi
4521 80th St NE Marysville, WA	1.0–2.0	1.0–1.5	881	$1,750	$1.99	5d	3	0.41mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$1,638	$2.57	5d	3	0.45mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,450	$1.81	12d	3	0.48mi
1729 8th St Marysville, WA	2.0	1.0	700	$2,300	$3.29	22d	1	0.60mi
715 Cedar Ave Unit 715-105 Marysville, WA	1.0	1.0	420	$1,449	$3.45	43d	1	0.67mi
1830 1st St Marysville, WA	2.0	1.0	709	$1,595	$2.25	43d	1	1.04mi

Listing history 12 events

1. 2026-06-15
   days on market $99,950 Active 92 DOM
2. 2026-06-13
   pricedays on market $99,950 Active 90 DOM
3. 2026-06-09
   days on market $119,950 Active 86 DOM
4. 2026-06-08
   days on market $119,950 Active 85 DOM
5. 2026-06-07
   days on market $119,950 Active 84 DOM
6. 2026-06-04
   days on market $119,950 Active 81 DOM
7. 2026-06-03
   days on market $119,950 Active 80 DOM
8. 2026-06-02
   days on market $119,950 Active 79 DOM
9. 2026-06-01
   days on market $119,950 Active 78 DOM
10. 2026-05-31
    days on market $119,950 Active 77 DOM
11. 2026-04-21
    price $119,950
12. 2026-03-15
    listed $129,950 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: $207 · $17/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$773/yr (+$64/mo · 374.1%)

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

Taxation est. · year 1

• Rental income: $22,583
• − Mortgage interest: −$5,599
• − Property taxes: −$207
• − Insurance: −$500
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$2,908
• Taxable income: $9,757
• Est. tax owed @ 24.0%: −$2,342
• After-tax cash flow: $8,503/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

-7.7% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $119,950 NWMLS as Distributed by MLS Grid
• 2026-03-15 Listed $129,950 NWMLS as Distributed by MLS Grid

Property tax history

+21.5%/yr

Latest (2026): $207 · +46.9% YoY. Source: county tax records.