11100 4th Ave W #30 · Everett, WA 98204

$150,000

3 bd · 2.0 ba · 1,408 sqft · Manufactured public records · 18 Days on market

Built 1995 $107/sqft · 25% below area Est $201k · 25% 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 +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into a beautifully landscaped and private setting surrounded by mature trees, this spacious 2-bedroom home is a true retreat. Fresh paint throughout gives the space a crisp, move-in-ready feel. Vaulted ceilings with skylights provides plenty of natural light! Large kitchen with tons of counter space and storage space. The primary bedroom features a large ensuite bathroom. Great size bonus bedroom and additional full bathroom. A 2-car tandum attached carport and storage shed round out the practical touches that make this home so livable. Feels like a stick built home within the beautiful Twin Creeks community. Great location! Come experience the peaceful, welcoming lifestyle of this s

Key facts

• Large kitchen
• Landscaped setting
• Counter space

Tags

• LANDSCAPED SETTING
• MATURE TREES
• VAULTED CEILINGS
• SKYLIGHTS
• LARGE KITCHEN
• COUNTER SPACE

Property features AI

Finance

• Other: Buyer brokerage compensation 3%; Bus route nearby
• Financial info: Land lease amount: $1,196; Listing terms: Cash or Conventional
• HOA & community: Located in Twin Creeks park; Senior community; Approximately 35 homes in the park; Park approved for sale; Sidewalks in the park; Land lease payable (monthly)

Exterior

• Parking: Carport
• Utilities: Public water (paid to park); Sewer paid to park; Electric power
• Home design: Manufactured double-wide home; One level; Pillar/post/pier foundation; Has a view; Very good condition
• Construction: Wood construction; Composition roof
• Exterior features: Wood exterior products; Curbs; Dead-end street; Paved; Sidewalks

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Kitchen with eating space
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Dining room; Entry; Family room; Kitchen with eating area; Living room; Utility room; Skylights; Vaulted ceilings; Bath off primary; Double pane windows
• Laundry & utility: Washer; Dryer; Utility room

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 $1k ($12k/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: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.5% in Everett — 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 73/100 on livability (#199 in WA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A, health & safety A; Watch: schools C-, crime D+, amenities 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 44% 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 $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 + 0.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $147,750 (1.5% below list)

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. 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?
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: 1.67% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.38%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (median comp): $200,815
• List price: $150,000
• Delta: -25.30%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11100 4th Ave W #30	0.00mi	2/2.0 (-1)	1,408 (0%)	0mo	$140,000	$99	95
11100 W 4th Ave #3	0.00mi	3/2.0	1,294 (-8%)	7mo	$102,000	$79	81
11500 Meridian Ave S #91	0.37mi	3/2.0	1,456 (+3%)	2mo	$226,000	$155	76
11500 Meridian Ave S #22	0.37mi	3/2.0	1,290 (-8%)	10mo	$199,000	$154	61

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: 20.5%
• Equity multiple: 1.81×
• Total profit: $33,823
• Equity at exit: $22,365

10-year hold

• IRR: 26.7%
• Equity multiple: 3.03×
• Total profit: $85,335
• 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 98204

• Rents YoY: -1.7%
• Active inventory: 167
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,506 high
• Mortgage (P&I): −$787
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,028

Break-even live

Break-even rent $1,205

Max offer price $150,000

Occupancy floor 54%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
923 112th St SW Everett, WA	1.0–3.0	1.0–2.0	858	$2,305	$2.69	1d	24	0.30mi
4 112th St SW Unit A Everett, WA	3.0	2.5	1661	$3,300	$1.99	43d	1	0.34mi
11026 Meridian Dr SE Everett, WA	3.0	2.5	1700	$3,000	$1.76	43d	1	0.35mi
11207 9th Pl W Everett, WA	2.0	1.0	995	$1,899	$1.91	20d	7	0.36mi
1020 112th St SW Everett, WA	1.0–2.0	1.0–2.0	853	$1,752	$2.05	2d	7	0.48mi
10111 9th Ave W Everett, WA	1.0–2.0	1.0–2.5	1098	$2,550	$2.32	4d	4	0.57mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	2d	1	0.59mi
10115 Holly Dr Everett, WA	1.0–3.0	1.0–2.0	1003	$2,720	$2.71	2d	24	0.62mi
10115 Holly Dr Everett, WA	1.0–3.0	1.0–2.0	1003	$2,720	$2.71	10d	22	0.62mi
1108 Center Rd Everett, WA	2.0	2.0	1200	$2,150	$1.79	14d	1	0.67mi
515 112th St SE Everett, WA	2.0–3.0	2.0–2.5	1050	$2,345	$2.23	3d	3	0.67mi
11719 12th Ave W Everett, WA	3.0	2.5	1533	$2,800	$1.83	44d	1	0.71mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,172	$2.67	1d	43	0.71mi
11401 3rd Ave SE Everett, WA	2.0	1.0–2.0	862	$1,962	$2.28	1d	13	0.71mi
11812 E Gibson Rd Everett, WA	2.0	2.0	956	$1,810	$1.89	2d	7	0.71mi
11727 12th Ave W #77 Everett, WA	3.0	2.5	1533	$3,100	$2.02	21d	1	0.72mi
525 112th St SE Everett, WA	1.0–2.0	1.0–2.0	1019	$2,416	$2.37	1d	6	0.74mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	16d	1	0.77mi
9900 12th Ave W Everett, WA	1.0–3.0	1.0–2.0	1033	$2,892	$2.80	2d	15	0.85mi
9515 Holly Dr Unit 1 Everett, WA	3.0	2.5	1600	$3,000	$1.88	43d	1	0.86mi
12121 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1116	$2,855	$2.56	3d	18	0.87mi
1730 112th St SW Everett, WA	1.0–2.0	1.0–2.0	805	$2,100	$2.61	1d	6	0.88mi
10104 Dakota Way Everett, WA	4.0	2.5	1744	$4,195	$2.41	16d	1	0.91mi
222 124th St SW Unit A2 Everett, WA	3.0	2.5	1560	$2,975	$1.91	4d	1	0.96mi
2020 Hollow Dale Pl Unit A Everett, WA	3.0	2.5	1525	$2,650	$1.74	43d	1	0.96mi
133 124th St SE Everett, WA	1.0–2.0	1.0–2.0	820	$2,055	$2.50	1d	9	0.98mi
820 124th St SW Apt D Everett, WA	2.0	1.5	960	$1,595	$1.66	4d	1	0.99mi
10101 7th Ave SE Everett, WA	1.0–3.0	1.0–2.0	1073	$2,805	$2.61	1d	16	1.01mi
12522 8th Ave W Everett, WA	1.0–3.0	1.0–2.0	1005	$2,496	$2.48	4d	8	1.06mi
12600 4th Ave W Everett, WA	2.0	2.5	1336	$2,295	$1.72	16d	1	1.06mi
12402 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	842	$2,370	$2.81	2d	16	1.06mi
9916 18th Ave W Unit G Everett, WA	3.0	2.0	1569	$2,850	$1.82	16d	1	1.09mi
1826 98th Pl SW Unit B Everett, WA	3.0	2.5	1467	$2,650	$1.81	2d	1	1.12mi
1826 98th Pl SW Unit B Everett, WA	3.0	2.5	1467	$2,650	$1.81	4d	1	1.12mi
12433 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1073	$2,849	$2.65	2d	32	1.13mi
2301 116th St SW Unit E Everett, WA	3.0	2.5	1400	$2,595	$1.85	43d	1	1.16mi
128 127th St SE Everett, WA	3.0	1.0–2.0	884	$3,296	$3.73	1d	10	1.17mi
11625 Center Rd Unit C Everett, WA	3.0	2.5	1608	$3,200	$1.99	43d	1	1.20mi
9327 16th Dr W Everett, WA	3.0	2.5	1708	$3,100	$1.81	43d	1	1.20mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	10d	1	1.21mi

Listing history 15 events

1. 2026-05-01
   listed $150,000 Active
2. 2025-01-07
   soldstatus $140,000 Closed
3. 2024-12-19
   status Pending
4. 2024-12-05
   price $159,950
5. 2024-11-14
   price $169,950
6. 2024-10-10
   listed $179,950 Active
7. 2009-07-31
   soldstatus $65,500 Sold
8. 2009-07-15
   status Pending Inspection
9. 2009-07-11
   historical
10. 2009-07-07
    status Active
11. 2009-06-25
    historical
12. 2009-06-12
    price $68,950
13. 2009-02-17
    listed $74,950
14. 2003-09-30
    soldstatus $80,990
15. 2003-08-15
    listed $89,990

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$238/yr (+$20/mo · 19.3%)

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

Taxation est. · year 1

• Rental income: $30,077
• − Mortgage interest: −$8,402
• − Property taxes: −$1,232
• − Insurance: −$750
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$4,364
• Taxable income: $10,516
• Est. tax owed @ 24.0%: −$2,524
• After-tax cash flow: $9,815/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 — Everett

• Score: 73/100
• State rank: #199
• US rank: #5489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Snohomish County · 786,756 people
• City population: 173,457
• 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

+55.6% since first listed

17 events — show timeline

• 2026-06-16 Sold (MLS) $140,000 NWMLS as Distributed by MLS Grid
• 2026-05-19 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-01 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2025-01-07 Sold (MLS) $140,000 NWMLS as Distributed by MLS Grid
• 2024-12-19 Pending — NWMLS as Distributed by MLS Grid
• 2024-12-05 Price Changed $159,950 NWMLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $169,950 NWMLS as Distributed by MLS Grid
• 2024-10-10 Listed $179,950 NWMLS as Distributed by MLS Grid
• 2009-07-31 Sold (MLS) $65,500 NWMLS as Distributed by MLS Grid
• 2009-07-15 Pending — NWMLS as Distributed by MLS Grid
• 2009-07-11 Delisted — NWMLS as Distributed by MLS Grid
• 2009-07-07 Relisted — NWMLS as Distributed by MLS Grid
• 2009-06-25 Delisted — NWMLS as Distributed by MLS Grid
• 2009-06-12 Price Changed $68,950 NWMLS as Distributed by MLS Grid
• 2009-02-17 Listed $74,950 NWMLS as Distributed by MLS Grid
• 2003-09-30 Sold (MLS) $80,990 NWMLS as Distributed by MLS Grid
• 2003-08-15 Listed $89,990 NWMLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2026): $1,232 · +8.7% YoY. Source: county tax records.