13320 Hwy 99 #88 · Picnic Point, WA 98204

$110,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 32 Days on market

Built 1967 Est $137k · 20% 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
• Schools +4.8/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Best Value in Snohomish County. Low price and low space rent. Space rent includes Wsater, Sewer and Garbage. Great location with easy access to everything you could want or need. Large primary bedroom with en-suite 3/4 bath. Second bedroom can double as an office with built-in Murphy bed. Large community recreation area just a few steps away from this updated home. The community clubhouse is just around the corner. 55+ community

Key facts

• Community clubhouse
• En-suite bath
• 2 parking spots

Tags

• LARGE PRIMARY BEDROOM
• EN-SUITE BATH
• COMMUNITY RECREATION AREA
• COMMUNITY CLUBHOUSE

Property features AI

Finance

• Other: On market date: May 20, 2026; Calculated living area reported as 1,080; Bus line nearby
• Financial info: Listing terms: Cash or Conventional; Land lease amount listed separately
• HOA & community: Located in Carriage Club Estates (park approved for sale); Park amenities include clubhouse, common area, RV parking; Approximately 225 homes in the park; Pets allowed (cats and dogs); Senior community

Exterior

• Parking: Carport
• Utilities: Public water; Power by PUD; Electric water heater (located in closet/exterior); Energy sources: Electric and pellet
• Home design: Manufactured double-wide home; One level; Good condition; Make: Elca, Model: 57CT/20; Skirted with metal; Mobile home remains on site
• Construction: Metal/vinyl construction; Built-up and torch-down roof; Pillar/post/pier foundation; Manufactured house (double wide)
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Skylights; Drapes; Double pane windows; Paved lot

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator; Kitchen with eating space; Dining room
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl plank
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Free-standing stove (pellet)
• Interior features: Fireplace (pellet stove); Water heater (electric)
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.1% in Picnic Point — 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 78/100 on livability (#132 in WA, #2,619 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: 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.
• Market conditions: Rents soft (-1.7%/yr); 167 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 3,982 units permitted in Snohomish County in 2024 (1,492 in 5+ unit buildings).
• This rent runs 41% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 + 0.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40; list at $110k implies a 274900% gain — meaningful room to come down on a strong offer.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.10% ✓
• Cap rate: 18.93%
• Cash-on-cash: 45.14%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $137,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13320 Highway 99 #88	0.00mi	2/2.0 (-1)	1,080 (0%)	5mo	$40	—	91
13320 Highway 99 #208	0.00mi	2/2.0 (-1)	1,136 (+5%)	11mo	$149,000	$131	77
13320 Highway 99 #141	0.00mi	2/1.0 (-1)	1,016 (-6%)	5mo	$129,000	$127	77
13320 Highway 99 #29	0.00mi	2/2.0 (-1)	1,140 (+6%)	11mo	$179,950	$158	77
13320 Highway 99 #140	0.00mi	3/2.0	1,022 (-5%)	18mo	$189,000	$185	76
13320 Highway 99 #124	0.00mi	2/2.0 (-1)	1,004 (-7%)	14mo	$169,999	$169	71
13320 Hwy 99 #37	0.00mi	2/2.0 (-1)	1,200 (+11%)	7mo	$122,500	$102	71
13320 Hwy 99 #197	0.00mi	2/1.0 (-1)	956 (-12%)	7mo	$115,000	$120	66
14322 Admiralty Way #48	0.51mi	2/1.0 (-1)	1,022 (-5%)	3mo	$100,000	$98	56
14322 Admiralty Way #79	0.51mi	2/2.5 (-1)	1,118 (+4%)	10mo	$151,700	$136	55
14322 Admiralty Way #51	0.51mi	2/2.0 (-1)	1,200 (+11%)	8mo	$115,000	$96	46
14322 Admiralty Way #68	0.51mi	2/2.0 (-1)	960 (-11%)	12mo	$55,000	$57	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.60×
• Total profit: $49,165
• Equity at exit: $16,401

10-year hold

• IRR: 43.9%
• Equity multiple: 4.62×
• Total profit: $111,545
• Equity at exit: $9,511

Cash invested: $30,800 (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 98204

• Rents YoY: -1.7%
• Active inventory: 167
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$577
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $1,159

Break-even live

Break-even rent $847

Max offer price $110,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,221	-5% $1,190	+0% $1,159	+5% $1,127	+10% $1,096
Rent	-10% $976	-5% $1,067	+0% $1,159	+5% $1,250	+10% $1,341
Rate	-1.0pp $1,214	-0.5pp $1,187	base $1,159	+0.5pp $1,130	+1.0pp $1,101

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12909 Mukilteo Speedway Lynnwood, WA	3.0–4.0	2.0	1199	$1,993	$1.66	6d	8	0.28mi
2709 Lincoln Way Lynnwood, WA	2.0–3.0	2.0	1120	$2,606	$2.33	2d	4	0.34mi
14014 Admiralty Way Lynnwood, WA	1.0–2.0	1.0–2.0	768	$1,975	$2.57	6d	6	0.42mi
14131 Admiralty Way Unit B Lynnwood, WA	2.0	1.5	1000	$2,245	$2.25	25d	1	0.52mi
14611 Admiralty Way Lynnwood, WA	1.0–3.0	1.0–2.0	1004	$2,730	$2.72	2d	11	0.78mi
3626 Shelby Rd #2 Lynnwood, WA	2.0	2.5	1360	$2,600	$1.91	3d	1	0.89mi
3717 148th St SW Lynnwood, WA	2.0	1.0–2.0	865	$1,912	$2.21	3d	6	0.94mi
12530 Admiralty Way Unit D304 Everett, WA	2.0	2.0	1050	$2,400	$2.29	6d	1	0.94mi
12118 Highway 99 Everett, WA	1.0–5.0	1.0–3.0	1117	$2,236	$2.00	2d	5	1.01mi
12121 Highway 99 Everett, WA	1.0–2.0	1.0	638	$1,637	$2.56	6d	14	1.02mi
15001 35th Ave W Lynnwood, WA	1.0–3.0	1.0–2.0	885	$2,400	$2.71	0d	15	1.04mi
3406 151st Pl SW Unit Na Lynnwood, WA	3.0	2.5	1418	$3,059	$2.16	0d	1	1.12mi
12907 E Gibson Rd Everett, WA	1.0–2.0	1.0–2.0	859	$2,085	$2.43	6d	4	1.13mi
12907 E Gibson Rd Everett, WA	1.0–2.0	1.0–2.0	775	$1,725	$2.23	0d	7	1.13mi
11715 Center Rd Unit A Everett, WA	2.0	1.0	750	$1,700	$2.27	44d	1	1.14mi
12402 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	842	$2,370	$2.81	3d	16	1.16mi
12433 Admiralty Way Everett, WA	1.0–3.0	1.0–3.0	1244	$3,099	$2.49	0d	34	1.16mi
1007 130th St SW Everett, WA	1.0–2.0	1.0–2.0	796	$1,800	$2.26	0d	10	1.23mi
2301 116th St SW Unit E Everett, WA	3.0	2.5	1400	$2,595	$1.85	44d	1	1.25mi
14615 Madison Way Lynnwood, WA	2.0–4.0	2.0	1288	$2,045	$1.59	6d	1	1.27mi
14925 44th Ave W Unit B3 Lynnwood, WA	2.0	2.5	1419	$3,000	$2.11	3d	1	1.28mi
12101 Greenhaven Mukilteo, WA	1.0–3.0	1.0–2.5	1075	$3,980	$3.70	0d	16	1.31mi
921 130th St SW Unit A101 Everett, WA	2.0	2.0	844	$1,600	$1.90	0d	1	1.32mi
14713 47th Ave W Lynnwood, WA	3.0	2.0	1265	$2,975	$2.35	11d	1	1.34mi
12121 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1116	$2,855	$2.56	0d	16	1.35mi
12522 8th Ave W Everett, WA	1.0–3.0	1.0–2.0	1005	$2,496	$2.48	0d	9	1.38mi
12906 8th Ave W Everett, WA	2.0	2.0	841	$1,675	$1.99	6d	1	1.38mi
820 124th St SW Apt D Everett, WA	2.0	1.5	960	$1,595	$1.66	6d	1	1.44mi
1717 153rd St SW Lynnwood, WA	3.0	1.5	1372	$3,100	$2.26	44d	1	1.46mi
1730 112th St SW Everett, WA	1.0–2.0	1.0–2.0	805	$2,245	$2.79	0d	6	1.46mi
15713 35th Ave W Lynnwood, WA	2.0	1.0	940	$2,000	$2.13	25d	1	1.48mi
15713 35th Ave W Lynnwood, WA	3.0	2.0	1145	$2,395	$2.09	3d	1	1.48mi
2510 164th St SW Lynnwood, WA	3.0	1.0–2.0	998	$3,090	$3.10	0d	1	1.48mi
4109 156th St SW Unit A3 Lynnwood, WA	2.0	1.0	988	$1,895	$1.92	25d	1	1.50mi
4109 156th St SW Unit B4 Lynnwood, WA	2.0	1.0	985	$1,995	$2.03	44d	1	1.50mi
11812 E Gibson Rd Everett, WA	2.0	2.0	956	$1,814	$1.90	0d	6	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 32 DOM
2. 2026-06-18
   days on market $110,000 Active 29 DOM
3. 2026-06-17
   days on market $110,000 Active 28 DOM
4. 2026-06-16
   days on market $110,000 Active 27 DOM
5. 2026-06-15
   days on market $110,000 Active 26 DOM
6. 2026-06-13
   days on market $110,000 Active 24 DOM
7. 2026-06-09
   days on market $110,000 Active 20 DOM
8. 2026-06-08
   days on market $110,000 Active 19 DOM
9. 2026-06-07
   pricedays on market $110,000 Active 18 DOM
10. 2026-06-04
    days on market $130,000 Active 15 DOM
11. 2026-06-03
    days on market $130,000 Active 14 DOM
12. 2026-06-02
    days on market $130,000 Active 13 DOM
13. 2026-06-01
    days on market $130,000 Active 12 DOM
14. 2026-05-31
    days on market $130,000 Active 11 DOM
15. 2026-05-20
    listed $130,000 Active
16. 2026-01-29
    soldstatus $40 Closed
17. 2026-01-03
    status Pending
18. 2025-12-22
    listed $45,000 Active
19. 2013-07-18
    soldstatus $18,950 Sold
20. 2013-07-03
    status Pending
21. 2013-06-26
    status Pending Inspection
22. 2013-01-07
    listed $18,950 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: $553 · $46/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$525/yr (+$44/mo · 95.1%)

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

Taxation est. · year 1

• Rental income: $27,757
• − Mortgage interest: −$6,162
• − Property taxes: −$553
• − Insurance: −$550
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$3,200
• Taxable income: $12,851
• Est. tax owed @ 24.0%: −$3,084
• After-tax cash flow: $10,819/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 — Picnic Point

• Score: 78/100
• State rank: #132
• US rank: #2619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Snohomish County · 786,756 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 45,130
• Household income: $68,513
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2874.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 46% Hispanic / Latino 22% Asian 14% Two or more races 11% Black 9% Pacific Islander 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Subsaharan African 4% Italian 2% Portuguese 2%
• Foreign-born: 31% · Canada, Vietnam, South Korea
• Languages at home: 58% English-only · Spanish 18% Russian/Polish/Slavic 6% Vietnamese 5%

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: ▼ -540.03%
• Current HPI: 321.7923
• Rent YoY: ▼ -1.70%
• 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

+586.0% since first listed

8 events — show timeline

• 2026-05-20 Listed $130,000 NWMLS as Distributed by MLS Grid
• 2026-01-29 Sold (MLS) $40 NWMLS as Distributed by MLS Grid
• 2026-01-03 Pending — NWMLS as Distributed by MLS Grid
• 2025-12-22 Listed $45,000 NWMLS as Distributed by MLS Grid
• 2013-07-18 Sold (MLS) $18,950 NWMLS as Distributed by MLS Grid
• 2013-07-03 Pending — NWMLS as Distributed by MLS Grid
• 2013-06-26 Pending — NWMLS as Distributed by MLS Grid
• 2013-01-07 Listed $18,950 NWMLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2026): $553 · +6215.9% YoY. Source: county tax records.