11424 36th Dr #18 · Marysville, WA 98271

$70,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 14 Days on market

Built 1986 Est $98k · 29% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Saturday morning, your coffee is hot, and you're settled into your favorite chair beneath the soaring vaulted ceilings while the sunlight fills the room. This is your pace. Your place. Your 2-bedroom, 1-bath home on this quiet dead-end street in a welcoming 55+ community has everything you need right where you need it. The primary bedroom fits your king-size bed with room to spare, and after a long day, your walk-in shower is waiting. Laundry gets done without ever leaving home, washer and dryer right there, right when you need them. Out back, your semi-private yard is just right for morning coffee outside or letting your little one roam. The front porch is your spot to wave to neighbors yo

Key facts

• Front porch
• Semi-private yard
• Walk-in shower

Tags

• VAULTED CEILINGS
• WALK-IN SHOWER
• SEMI-PRIVATE YARD
• FRONT PORCH
• ORGANIZED SHED

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional
• HOA & community: Monthly land lease of $685

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Manufactured single-wide home; One level; Mobile home remains on site
• Construction: Manufactured house; Electric energy source
• Exterior features: Located in a manufactured home park (Mobile Manor); Park approved for sale; Senior community; Approximately 100 homes in park

Interior

• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Vaulted ceilings; Patio/porch/deck; Awnings; Drapes; Landscaped; Double pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 27.9% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 of loan paydown is wiped out by about $2k 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 + 2.3% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $40k; list at $70k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $70,000

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: 3.02% ✓
• Cap rate: 27.90%
• Cash-on-cash: 77.17%
• DSCR: 4.43
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $98,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11424 36th Dr NE #59	0.00mi	2/1.0	784 (-7%)	8mo	$150,000	$191	82
11424 36th Dr NE #16	0.00mi	2/1.0	784 (-7%)	11mo	$96,000	$122	79
11424 36th Dr NE Unit Sp 15	0.00mi	2/1.0	784 (-7%)	12mo	$92,000	$117	79
11424 36th Dr NE #66	0.00mi	2/1.5	924 (+10%)	10mo	$85,000	$92	73
11424 36th Dr NE Unit Sp 74	0.02mi	2/1.0	924 (+10%)	18mo	$55,000	$60	67

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: 76.4%
• Equity multiple: 4.44×
• Total profit: $67,440
• Equity at exit: $10,437

10-year hold

• IRR: 79.8%
• Equity multiple: 8.96×
• Total profit: $156,056
• Equity at exit: $6,052

Cash invested: $19,600 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$12 /mo · $149/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,260

Break-even live

Break-even rent $517

Max offer price $70,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,300	-5% $1,280	+0% $1,260	+5% $1,241	+10% $1,137
Rent	-10% $1,093	-5% $1,177	+0% $1,260	+5% $1,344	+10% $1,427
Rate	-1.0pp $1,296	-0.5pp $1,278	base $1,260	+0.5pp $1,242	+1.0pp $1,224

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12115 State Ave Marysville, WA	1.0–3.0	1.0–2.0	881	$2,106	$2.39	5d	1	0.49mi
11508 51st Ave NE Unit C Marysville, WA	3.0	2.0	1100	$2,595	$2.36	44d	1	0.88mi
12705 48th Ave NE Unit 3 Marysville, WA	2.0	1.5	1088	$1,800	$1.65	44d	1	1.05mi
10021 54th Dr NE Marysville, WA	2.0	1.5	922	$1,200	$1.30	5d	1	1.46mi

Listing history 10 events

1. 2026-06-19
   status $70,000 Pending 14 DOM
2. 2026-06-18
   days on market $70,000 Active 14 DOM
3. 2026-06-17
   days on market $70,000 Active 13 DOM
4. 2026-06-16
   days on market $70,000 Active 12 DOM
5. 2026-06-15
   days on market $70,000 Active 11 DOM
6. 2026-06-13
   days on market $70,000 Active 9 DOM
7. 2026-06-09
   days on market $70,000 Active 5 DOM
8. 2026-06-08
   days on market $70,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $70,000 Active 3 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: $149 · $12/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$537/yr (+$45/mo · 360.1%)

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

Taxation est. · year 1

• Rental income: $25,353
• − Mortgage interest: −$3,921
• − Property taxes: −$149
• − Insurance: −$350
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$2,036
• Taxable income: $14,840
• Est. tax owed @ 24.0%: −$3,562
• After-tax cash flow: $11,563/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

+603.5% since first listed

12 events — show timeline

• 2026-06-04 Listed $70,000 NWMLS as Distributed by MLS Grid
• 2018-10-30 Sold (MLS) $39,500 NWMLS as Distributed by MLS Grid
• 2018-10-17 Pending — NWMLS as Distributed by MLS Grid
• 2018-10-17 Pending — NWMLS as Distributed by MLS Grid
• 2018-10-13 Listed $39,500 NWMLS as Distributed by MLS Grid
• 2017-06-29 Sold (MLS) $25,500 NWMLS as Distributed by MLS Grid
• 2017-06-08 Pending — NWMLS as Distributed by MLS Grid
• 2017-06-06 Listed $27,500 NWMLS as Distributed by MLS Grid
• 2006-08-11 Sold (MLS) $11,250 NWMLS as Distributed by MLS Grid
• 2005-12-28 Listed $14,000 NWMLS as Distributed by MLS Grid
• 2003-09-08 Sold (MLS) $8,500 NWMLS as Distributed by MLS Grid
• 2003-01-15 Listed $9,950 NWMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2020): $149 · +20.9% YoY. Source: county tax records.