20227 80 Ave NE #36 · Arlington, WA 98223

$205,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 36 Days on market

Built 1993 19 ac lot Est $200k · at est.

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.7/10.0
• ARV discount +6.3/15.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss seeing this wonderful home located at the lovely All ages Portage Green Park in Arlington. Embrace single-level living with vaulted ceilings & large windows that bring light & openness to inviting spaces. This home has beautiful updated flooring throughout and a bright, refreshed kitchen with modern touches. This would be a great starter home or perfect for down sizing. Home features three bedrooms and two full bathrooms. A split floor plan gives you two bedrooms and full bath on one end and the privacy of your owners suite with 5 pc bath on the other side of the home. There is an oversized kitchen with plenty of counter and cupboard space. There is also a nice sized

Key facts

• Large windows
• Split floor plan
• Single level living

Tags

• SINGLE LEVEL LIVING
• VAULTED CEILINGS
• LARGE WINDOWS
• UPDATED FLOORING
• REFRESHED KITCHEN
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Mobile home remains; Has view
• Financial info: Listing terms: Cash, Conventional
• HOA & community: Portage Green Mobile Park; Park approved for sale; Land lease applies

Exterior

• Parking: Carport
• Utilities: Community water (City of Arlington); City of Arlington sewer; Snohomish PUD power; Frontier cable connected
• Home design: Manufactured double-wide home; One level
• Construction: Wood construction; Composition roof
• Exterior features: Wood exterior products; Patio/Porch/Deck; Playground in the park

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 2 bathtubs
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Vaulted ceilings; Skylights; Walk-in closet; Bath off primary; Dining room; Living room; Utility room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.5% in Arlington — 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 80/100 on livability (#96 in WA, #1,873 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D+, cost of living F.
• Arlington School District (suburban): math 50% / reading 66% proficiency, ranked #58 of 291 in WA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 279 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).

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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 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 $60k; list at $205k implies a 242% gain — meaningful room to come down on a strong offer.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $199,584
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20227 80 Ave NE #36	0.00mi	3/2.0	1,782 (0%)	1mo	$200,000	$112	99
20227 80th Ave NE #23	0.00mi	4/2.0 (+1)	1,782 (0%)	2mo	$200,000	$112	93

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $10,909
• Equity at exit: $30,566

10-year hold

• IRR: 15.7%
• Equity multiple: 2.38×
• Total profit: $79,023
• Equity at exit: $17,725

Cash invested: $57,400 (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 98223

• Rents YoY: 4.8%
• Active inventory: 279
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $626

Break-even live

Break-even rent $1,600

Max offer price $205,000

Occupancy floor 69%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6906 188th St NE Arlington, WA	3.0	2.5	1281	$2,695	$2.10	1d	1	1.14mi
8413 Gilman Way Arlington, WA	3.0	2.5	1358	$900	$0.66	24d	1	1.42mi
8127 178th Pl NE Arlington, WA	4.0	2.5	2460	$3,200	$1.30	4d	1	1.47mi

Listing history 8 events

1. 2026-05-02
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-18
   status Pending
4. 2026-03-17
   listed $205,000 Active
5. 2007-04-06
   soldstatus $60,000
6. 2007-02-01
   listed $65,000
7. 2000-02-29
   soldstatus $50,000
8. 2000-01-18
   listed $54,950

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$766/yr (+$64/mo · 61.7%)

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

Taxation est. · year 1

• Rental income: $28,705
• − Mortgage interest: −$11,483
• − Property taxes: −$1,243
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$5,964
• Taxable income: $4,397
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $6,453/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: Arlington School District
• NCES district ID: 5300240
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $73,341
• Composite: 53.31/100
• National rank: #3184
• State rank: #58 of 291 in WA

Livability — Arlington

• Score: 80/100
• State rank: #96
• US rank: #1873

Category grades

Amenities C Commute A Cost of living F Crime D+ Employment A+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, WA
• County: Snohomish County · 786,756 people
• City population: 46,497
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 46,497
• Household income: $99,681
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 1068.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 9% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Tagalog/Filipino 1% Russian/Polish/Slavic 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: ▼ -527.84%
• Current HPI: 314.8582
• Rent YoY: ▲ 4.77%
• 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

+273.1% since first listed

8 events — show timeline

• 2026-05-02 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-28 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-18 Pending — NWMLS as Distributed by MLS Grid
• 2026-03-17 Listed $205,000 NWMLS as Distributed by MLS Grid
• 2007-04-06 Sold (MLS) $60,000 NWMLS as Distributed by MLS Grid
• 2007-02-01 Listed $65,000 NWMLS as Distributed by MLS Grid
• 2000-02-29 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2000-01-18 Listed $54,950 NWMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2026): $1,243 · -13.9% YoY. Source: county tax records.