1415 84th St SE #83 · Everett, WA 98208

$165,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 113 Days on market

Built 1974 $143/sqft · 29% above area Est $128k · 29% over ↓ 11% since listing

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

$20,000 Price Adjustment - $165,000 - Beautifully maintained home in Mobile Country Club a 55+ park in Everett. Home was competely remodeled in 2022 when buyer purchased. Everything you'd expect; quartz counter, new appliances (range never used), custom blinds, all new flooring, carpets recently cleaned, tile back splash in kitchen, huge pantry, great fenced yard, Pet area fenced as well, storage shed. New roof 11/4/2024 - 20 year warranty. Great chance for affordable living in a wonderful home. RV parking for a fee; clubhouse with monthly activities; laundry facility, outdoor pool. Very active club house with monthly activities. Family owned park. This is a wonderful home at an affordable

Key facts

• Quartz counter
• New flooring
• Tile back splash

Tags

• REMODELED IN 2022
• QUARTZ COUNTER
• NEW APPLIANCES
• CUSTOM BLINDS
• NEW FLOORING
• TILE BACK SPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• 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 falling (-3.2%/yr); 275 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
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: 1.25% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (median comp): $128,000
• List price: $165,000
• Delta: 28.91%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 84th St SE #36	0.00mi	2/2.0	1,152 (0%)	2mo	$150,000	$130	98
1415 84th St SE #80	0.00mi	2/2.0	1,194 (+4%)	7mo	$140,000	$117	88
1415 84th St SE #11	0.00mi	2/2.0	1,200 (+4%)	8mo	$145,000	$121	87
1415 84th St SE #104	0.00mi	2/2.0	1,242 (+8%)	1mo	$75,000	$60	86
1415 84th St SE #45	0.00mi	2/2.0	1,240 (+8%)	10mo	$65,000	$52	79
1415 84th St SE #97	0.00mi	2/2.0	1,240 (+8%)	16mo	$110,000	$89	74
1415 84th St SE #110	0.00mi	2/2.0	1,232 (+7%)	17mo	$200,000	$162	74
1415 84th St SE #9	0.00mi	2/2.0	1,000 (-13%)	12mo	$164,950	$165	68
1415 SE 84th St #122	0.00mi	2/2.0	1,242 (+8%)	23mo	$125,000	$101	68

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,256
• Equity at exit: $24,602

10-year hold

• IRR: 10.9%
• Equity multiple: 1.74×
• Total profit: $34,384
• Equity at exit: $14,266

Cash invested: $46,200 (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 98208

• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$865
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $629

Break-even live

Break-even rent $1,262

Max offer price $165,000

Occupancy floor 64%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Kossuth Ave Everett, WA	2.0	1.0	1375	$2,700	$1.96	20d	1	0.44mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	11d	1	0.74mi
8102 Evergreen Way Everett, WA	1.0–5.0	1.0–2.0	1390	$2,269	$1.63	2d	17	0.75mi
207 Dorn Ave Unit 2H Everett, WA	2.0	1.0	780	$1,795	$2.30	15d	1	0.76mi
115 Dorn Ave Everett, WA	2.0	1.0–2.0	946	$1,738	$1.84	17d	1	0.80mi
618 75th St SE Unit 206 Everett, WA	2.0	1.0	833	$1,700	$2.04	24d	1	0.86mi
618 75th St SE Everett, WA	2.0	1.0	833	$1,750	$2.10	24d	1	0.86mi
618 75th St SE Everett, WA	3.0	2.0	1232	$2,400	$1.95	11d	1	0.86mi
1915 75th St SE Unit 1H Everett, WA	3.0	1.5	1300	$2,500	$1.92	24d	1	0.89mi
10101 7th Ave SE Everett, WA	1.0–3.0	1.0–2.0	1073	$2,277	$2.12	2d	16	0.90mi
8920 Evergreen Way Everett, WA	2.0	1.0	567	$1,750	$3.08	2d	5	0.91mi
701 75th St SE Everett, WA	1.0–3.0	1.0	820	$1,850	$2.26	5d	5	0.92mi
747 75th St SE Everett, WA	2.0	1.0	864	$1,722	$1.99	5d	1	0.96mi
120 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	818	$1,993	$2.43	3d	13	1.00mi
2319 75th St SE Everett, WA	3.0	2.0	1112	$2,745	$2.47	24d	1	1.00mi
1304 Bruskrud Rd Everett, WA	2.0	1.5–2.0	900	$2,076	$2.31	5d	5	1.03mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,172	$2.67	2d	43	1.13mi
6911 Rainier Dr Unit 11-07 Everett, WA	2.0	1.5	1008	$2,095	$2.08	5d	1	1.13mi
6911 Rainier Dr Unit 11-03 Everett, WA	2.0	1.5	1008	$1,695	$1.68	24d	1	1.13mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	17d	1	1.25mi
8710 5th Ave W Everett, WA	2.0	2.0	950	$2,050	$2.16	2d	11	1.28mi
8530 5th Ave W Everett, WA	1.0–2.0	1.0	808	$1,595	$1.97	5d	2	1.28mi
215 100th St SW Everett, WA	2.0	2.0	856	$1,845	$2.16	5d	1	1.32mi
6609 Cady Rd Unit 2 Everett, WA	2.0	1.5	1386	$2,225	$1.61	24d	1	1.34mi
611 W Casino Rd Unit 3A Everett, WA	1.0	1.0	753	$1,400	$1.86	3d	1	1.34mi
611 W Casino Rd Everett, WA	1.0	1.0	700	$1,350	$1.93	44d	1	1.34mi
702 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	850	$1,749	$2.06	5d	21	1.36mi
9925 4th Ave W Apt 9 Everett, WA	1.0	1.0	800	$1,245	$1.56	2d	1	1.39mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	2d	1	1.39mi
2505 Madison St Unit A Everett, WA	3.0	1.0	1040	$2,800	$2.69	24d	1	1.39mi
9615 Holly Dr Everett, WA	1.0–2.0	1.0	645	$2,220	$3.44	5d	1	1.41mi
2601 106th Pl SE Everett, WA	3.0	2.0	1221	$3,245	$2.66	12d	1	1.45mi
6303 Olympic Dr Unit n/a Everett, WA	2.0	1.0	780	$2,299	$2.95	24d	1	1.45mi
2517 Howard Ave Everett, WA	2.0–3.0	1.0	900	$1,645	$1.83	20d	2	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 113 DOM
2. 2026-06-17
   days on market $165,000 Active 112 DOM
3. 2026-06-16
   days on market $165,000 Active 111 DOM
4. 2026-06-15
   days on market $165,000 Active 110 DOM
5. 2026-06-13
   days on market $165,000 Active 108 DOM
6. 2026-06-13
   days on market $165,000 Active 107 DOM
7. 2026-06-09
   days on market $165,000 Active 104 DOM
8. 2026-06-08
   days on market $165,000 Active 103 DOM
9. 2026-06-07
   days on market $165,000 Active 102 DOM
10. 2026-06-04
    days on market $165,000 Active 99 DOM
11. 2026-06-03
    days on market $165,000 Active 98 DOM
12. 2026-06-02
    days on market $165,000 Active 97 DOM
13. 2026-06-01
    days on market $165,000 Active 96 DOM
14. 2026-05-31
    days on market $165,000 Active 95 DOM
15. 2026-03-04
    price $165,000
16. 2026-02-25
    listed $185,000 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: $757 · $63/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$860/yr (+$72/mo · 113.7%)

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

Taxation est. · year 1

• Rental income: $24,705
• − Mortgage interest: −$9,243
• − Property taxes: −$757
• − Insurance: −$825
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$4,800
• Taxable income: $5,128
• Est. tax owed @ 24.0%: −$1,231
• After-tax cash flow: $6,321/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 — 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

• Census place: Everett, WA
• County: Snohomish County · 786,756 people
• City population: 173,457
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 60,915
• Household income: $103,705
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1617.0

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 0.65)
• Race & ethnicity: White 55% Asian 17% Hispanic / Latino 14% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Italian 3% Slovak 2%
• Foreign-born: 27% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 9% Vietnamese 4% Other Asian/Pacific 4%

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: ▼ -884.74%
• Current HPI: 337.856
• Rent YoY: ▼ -3.16%
• 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

-10.8% since first listed

2 events — show timeline

• 2026-03-04 Price Changed $165,000 NWMLS as Distributed by MLS Grid
• 2026-02-25 Listed $185,000 NWMLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2026): $757 · +0.5% YoY. Source: county tax records.