1332 192nd St SE #50 · Bothell West, WA 98021

$150,000

3 bd · 2.0 ba · 1,410 sqft · Manufactured public records · 298 Days on market

Built 1975 12 ac lot $106/sqft · 20% above area Est $125k · 20% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +4.5/5.0
• 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

Move in ready! This double wide manufacture home is located in an all ages Canyon Creek Estates Park in Bothell/Mill Creek. Primary ensuite w/ duel closets & full bath. 3 additional bedrooms (or 2 bdrms & Den). 2nd full bath. Formal Dining and Breakfast nook. Kitchen & full sized laundry. 2 covered decks, yard and storage shed. Carport has 3 tandem parking spots. Newer Furnace, newer flooring throughout, new toilets. Buyer must have Park approval. Park rent for new buyer will allow buyer to pay existing Owners rent amount set at $978. until the end of their rental period or Nov. Then park rent changes to market value at $1400. per month. Utilities are an additional fee ba

Key facts

• New toilets
• Tandem carport
• Newer furnace

Tags

• PRIMARY ENSUITE
• 2 COVERED DECKS
• TANDEM CARPORT
• NEWER FURNACE
• NEWER FLOORING
• NEW TOILETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 2.2% in Bothell West — 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 91/100 on livability (#2 in WA, #63 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Everett School District (urban): math 60% / reading 72% proficiency, ranked #26 of 291 in WA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 254 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $4k 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 + 1.8% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 A-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: 2.05% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.45%
• DSCR: 2.93
• GRM: 4.1

CMA / ARV

• ARV (median comp): $125,000
• List price: $150,000
• Delta: 20.00%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 192nd St SE #116	0.46mi	2/2.0 (-1)	1,414 (+0%)	5mo	$429,000	$303	69
2200 196th St SE #66	0.62mi	3/2.0	1,344 (-5%)	0mo	$125,000	$93	63
2200 196th St SE #96	0.62mi	3/2.0	1,440 (+2%)	9mo	$80,000	$56	60
19315 22nd Ave SE	0.59mi	3/2.0	1,440 (+2%)	12mo	$365,000	$253	59
2200 SE 196th St #2	0.62mi	2/2.0 (-1)	1,440 (+2%)	8mo	$75,000	$52	56
2200 196th St SE #17	0.62mi	2/2.0 (-1)	1,404 (-0%)	11mo	$211,400	$151	56
2200 196th St SE #87	0.62mi	3/2.0	1,440 (+2%)	15mo	$100,000	$69	55
2200 196th St SE #80	0.62mi	2/2.0 (-1)	1,344 (-5%)	12mo	$65,600	$49	48
19229 22nd Ave SE	0.60mi	2/2.0 (-1)	1,344 (-5%)	17mo	$430,000	$320	46
2200 196th St SE #30	0.62mi	2/2.0 (-1)	1,248 (-12%)	3mo	$110,000	$88	44

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.64×
• Total profit: $68,694
• Equity at exit: $22,365

10-year hold

• IRR: 44.8%
• Equity multiple: 5.03×
• Total profit: $169,107
• Equity at exit: $12,969

Cash invested: $42,000 (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 98021

• Rents YoY: 1.8%
• Active inventory: 254
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,079 high
• Mortgage (P&I): −$787
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $1,521

Break-even live

Break-even rent $1,154

Max offer price $150,000

Occupancy floor 46%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1322 194th St SE Bothell, WA	4.0	3.5	1800	$3,550	$1.97	2d	1	0.07mi
18930 Bothell Everett Hwy Unit V101 Bothell, WA	2.0	2.0	980	$2,225	$2.27	5d	1	0.24mi
18930 Bothell Everett Hwy Bothell, WA	1.0–2.0	1.0–2.0	933	$2,325	$2.49	18d	3	0.32mi
18930 Bothell Everett Hwy Bothell, WA	1.0–2.0	1.0–2.0	933	$2,225	$2.38	15d	3	0.32mi
1730 196th St SE Bothell, WA	1.0–3.0	1.0–2.0	924	$3,215	$3.48	1d	1	0.37mi
1910 189th Pl SE Bothell, WA	2.0	2.0	1082	$2,395	$2.21	20d	1	0.41mi
19928 Bothell Everett Hwy Bothell, WA	1.0–2.0	1.0–2.0	813	$2,307	$2.84	1d	12	0.47mi
2009 196th St SE Bothell, WA	2.0	2.0	1017	$2,355	$2.32	43d	1	0.50mi
1805 186th Pl SE Bothell, WA	1.0–3.0	1.0–2.0	1043	$2,746	$2.63	1d	13	0.52mi
19324 22nd Ave SE #4 Bothell, WA	3.0	2.5	1195	$2,950	$2.47	24d	1	0.53mi
19905 Bothell Everett Hwy Bothell, WA	3.0	1.0–3.0	1244	$3,560	$2.86	1d	1	0.53mi
2201 192nd St SE Bothell, WA	3.0	2.5	1703	$3,400	$2.00	20d	1	0.59mi
2115 201st Pl SE Unit P3 Bothell, WA	3.0	3.0	1753	$2,999	$1.71	5d	1	0.63mi
20310 Bothell Everett Hwy Bothell, WA	2.0–3.0	1.5–2.5	1195	$2,880	$2.41	43d	1	0.72mi
2422 Stafford Way Bothell, WA	4.0	2.5	1869	$3,800	$2.03	4d	1	0.72mi
1225 183rd St SE Bothell, WA	1.0–3.0	1.0–2.0	952	$3,061	$3.21	1d	31	0.72mi
622 204th St SE Bothell, WA	4.0	2.0	1800	$3,400	$1.89	2d	1	0.79mi
20225 Bothell Everett Hwy Bothell, WA	1.0–3.0	1.0–2.0	893	$2,942	$3.29	2d	38	0.81mi
19626 Filbert Rd Bothell, WA	3.0	1.0	1084	$2,800	$2.58	24d	1	0.85mi
20520 Bothell Everett Hwy Bothell, WA	1.0–2.0	1.0–2.0	845	$2,317	$2.74	1d	9	0.85mi
2129 Maltby Rd Bothell, WA	3.0	2.0	1207	$2,195	$1.82	5d	4	1.00mi
17606 Brook Blvd Bothell, WA	3.0	2.0	1614	$3,400	$2.11	5d	1	1.14mi
17615 Brook Blvd Bothell, WA	3.0	1.5	1464	$3,395	$2.32	3d	1	1.15mi
20029 S Danvers Rd Unit A Lynnwood, WA	2.0	2.5	1676	$2,900	$1.73	19d	1	1.15mi
419 200th St SW Lynnwood, WA	4.0	2.5	1870	$3,200	$1.71	24d	1	1.21mi
2319 210th St SE Bothell, WA	4.0	2.5	1742	$3,800	$2.18	24d	1	1.26mi
20707 31st Dr SE Bothell, WA	2.0	2.0	1334	$2,740	$2.05	18d	1	1.46mi
18331 35th Dr SE Bothell, WA	3.0	2.5	1740	$3,518	$2.02	1d	1	1.49mi
21623 16th Dr SE Bothell, WA	1.0–3.0	1.0–2.0	990	$3,295	$3.33	2d	11	1.49mi

Listing history 17 events

1. 2026-06-09
   days on market $150,000 Active 298 DOM
2. 2026-06-08
   days on market $150,000 Active 297 DOM
3. 2026-06-07
   days on market $150,000 Active 296 DOM
4. 2026-06-04
   days on market $150,000 Active 293 DOM
5. 2026-06-03
   days on market $150,000 Active 292 DOM
6. 2026-06-02
   days on market $150,000 Active 291 DOM
7. 2026-06-01
   days on market $150,000 Active 290 DOM
8. 2026-05-31
   days on market $150,000 Active 289 DOM
9. 2026-01-21
   price $150,000
10. 2025-12-28
    price $160,000
11. 2025-10-09
    price $170,000
12. 2025-09-14
    price $180,000
13. 2025-08-29
    price $190,000
14. 2025-08-15
    listed $200,000 Active
15. 2021-11-22
    soldstatus $75,000 Closed
16. 2021-11-06
    status Pending
17. 2021-11-02
    listed $74,777 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: $749 · $62/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$721/yr (+$60/mo · 96.3%)

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

Taxation est. · year 1

• Rental income: $36,946
• − Mortgage interest: −$8,402
• − Property taxes: −$749
• − Insurance: −$750
• − Repairs & maintenance: −$2,956
• − Management: −$2,956
• − Depreciation: −$4,364
• Taxable income: $16,769
• Est. tax owed @ 24.0%: −$4,025
• After-tax cash flow: $14,224/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: Everett School District
• NCES district ID: 5302670
• Math proficiency: 60% ▲ 1.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $66,815
• Composite: 59.0/100
• National rank: #1964
• State rank: #26 of 291 in WA

Livability — Bothell West

• Score: 91/100
• State rank: #2
• US rank: #63

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bothell West, WA
• County: Snohomish County · 786,756 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 35,631
• Household income: $183,786
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 413.0

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 0.61)
• Race & ethnicity: White 55% Asian 29% Two or more races 9% Hispanic / Latino 9% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 29% · China, Canada, South Korea
• Languages at home: 65% English-only · Other Indo-European 11% Other Asian/Pacific 6% Chinese 6%

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: ▼ -903.22%
• Current HPI: 380.5475
• Rent YoY: ▲ 1.75%
• 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

+100.6% since first listed

9 events — show timeline

• 2026-01-21 Price Changed $150,000 NWMLS as Distributed by MLS Grid
• 2025-12-28 Price Changed $160,000 NWMLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $170,000 NWMLS as Distributed by MLS Grid
• 2025-09-14 Price Changed $180,000 NWMLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $190,000 NWMLS as Distributed by MLS Grid
• 2025-08-15 Listed $200,000 NWMLS as Distributed by MLS Grid
• 2021-11-22 Sold (MLS) $75,000 NWMLS as Distributed by MLS Grid
• 2021-11-06 Pending — NWMLS as Distributed by MLS Grid
• 2021-11-02 Listed $74,777 NWMLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2026): $749 · +3.9% YoY. Source: county tax records.