7508 47th Ave NE #6 · Marysville, WA 98270

$84,950

2 bd · 2.0 ba · 1,432 sqft · Manufactured public records · 24 Days on market

Built 1978 4.26 ac lot Est $140k · 39% 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 +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this excellent opportunity to own a well-maintained home in Liberty Village, a desirable 55+ community in Marysville. This classic Four Seasons model offers 1432 sq ft with 3 bedrooms and 2 bathrooms. Features include a spacious eat-in kitchen, dining area, cozy living room, and a charming reading room with fireplace. The primary suite includes a walk-in closet and private bath. All appliances stay!! Enjoy a beautifully landscaped yard with partial fencing, a covered storage under deck, and a long carport with ramp access. Inviting front entry with sitting area. Great location close to shopping and everyday essentials. Move-in ready—come see it today! Some of the Photos a

Key facts

• Private bath
• Inviting front entry
• Walk in closet

Tags

• SPACIOUS EAT IN KITCHEN
• WALK IN CLOSET
• PRIVATE BATH
• BEAUTIFULLY LANDSCAPED YARD
• LONG CARPORT WITH RAMP ACCESS
• INVITING FRONT ENTRY

Property features AI

Finance

• Financial info: Land lease of $1,200; Listing terms: Cash or Conventional
• HOA & community: Liberty Village manufactured home park (approximately 37 homes); Senior community with senior exemption; Pets allowed; Park approved for sale

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; City sewer; PUD power
• Home design: Manufactured double wide (one level); Mobile home remains on site; Good condition; Entry level at grade; Facing direction not specified
• Construction: Metal/vinyl construction materials; Composition roof; Tie down foundation; Manufactured after 6/15/1976
• Exterior features: Metal/vinyl exterior; Awnings; Paved lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating
• Interior features: Water heater; Ceiling fan(s); Double pane windows; Drapes; Landscaped
• Laundry & utility: Washer; Dryer; Utility room with electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

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 $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.0% 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 (+1.7%/yr); 442 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $588 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 + 1.7% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $71k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $83,675 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.75% ✓
• Cap rate: 24.04%
• Cash-on-cash: 63.39%
• DSCR: 3.82
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $140,336
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7508 47th Ave NE #9	0.00mi	3/2.0 (+1)	1,432 (0%)	1mo	$86,500	$60	94
7508 47th Ave NE #20	0.00mi	3/2.0 (+1)	1,432 (0%)	3mo	$99,950	$70	93
7508 47th Ave NE #28	0.00mi	3/2.0 (+1)	1,612 (+13%)	13mo	$135,000	$84	63
4424 84TH St NE #10	0.54mi	3/2.0 (+1)	1,512 (+6%)	8mo	$265,000	$175	53
8515 State Ave #70	0.70mi	3/2.0 (+1)	1,512 (+6%)	2mo	$148,500	$98	52
8515 State Ave #41	0.70mi	3/2.0 (+1)	1,404 (-2%)	16mo	$140,000	$100	46
4424 84th St NE #5	0.54mi	3/2.0 (+1)	1,507 (+5%)	21mo	$255,000	$169	43
8515 State Ave #4	0.70mi	2/2.0	1,244 (-13%)	3mo	$95,000	$76	43
8515 State Ave NE #74	0.70mi	3/2.0 (+1)	1,248 (-13%)	2mo	$215,000	$172	39

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 · 1.66% rent growth · sell at horizon

5-year hold

• IRR: 60.9%
• Equity multiple: 3.66×
• Total profit: $63,197
• Equity at exit: $12,666

10-year hold

• IRR: 65.1%
• Equity multiple: 7.13×
• Total profit: $145,827
• Equity at exit: $7,345

Cash invested: $23,786 (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 98270

• Rents YoY: 1.7%
• Active inventory: 442
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,257

Break-even live

Break-even rent $743

Max offer price $84,950

Occupancy floor 41%

Sensitivity live

Price	-10% $1,315	-5% $1,286	+0% $1,257	+5% $1,227	+10% $1,198
Rent	-10% $1,072	-5% $1,164	+0% $1,257	+5% $1,349	+10% $1,441
Rate	-1.0pp $1,299	-0.5pp $1,278	base $1,257	+0.5pp $1,235	+1.0pp $1,212

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: $21,238
• Closing costs: $2,548
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4511 73rd Pl NE Marysville, WA	2.0	1.0	900	$1,995	$2.22	0d	1	0.09mi
7234 47th Ave NE Marysville, WA	2.0	1.0	950	$2,018	$2.12	6d	2	0.14mi
4817 76th St NE Marysville, WA	2.0	1.5	995	$1,895	$1.90	45d	1	0.20mi
7119 47th Ave NE Marysville, WA	3.0	1.0	1125	$1,950	$1.73	16d	1	0.23mi
7111 47th Ave NE Marysville, WA	2.0	1.0	637	$2,025	$3.18	6d	3	0.26mi
4000 76th St NE #52 Marysville, WA	3.0	1.5	1152	$2,700	$2.34	0d	1	0.27mi
7015 47th Ave NE Marysville, WA	1.0–2.0	1.0	802	$1,650	$2.06	14d	3	0.31mi
7625 51st Ave NE Unit A Marysville, WA	2.0	2.5	1286	$2,195	$1.71	23d	1	0.34mi
1100 Columbia Ave Marysville, WA	1.0–2.0	1.0	759	$1,825	$2.40	3d	3	0.34mi
4521 80th St NE Marysville, WA	1.0–2.0	1.0–1.5	881	$2,150	$2.44	6d	3	0.35mi
1266 Woodgate Ave Unit B Marysville, WA	2.0	1.0	950	$1,750	$1.84	25d	1	0.45mi
1270 Cedar Ave Unit 1 Marysville, WA	2.0	1.0	945	$1,875	$1.98	45d	1	0.51mi
4407 84th St NE Marysville, WA	3.0	2.5	1452	$3,098	$2.13	3d	20	0.58mi
1298 Beach Ave Marysville, WA	2.0	1.0	1143	$2,950	$2.58	45d	1	0.59mi
1024 Cedar Ave Apt B Marysville, WA	2.0	1.0	1020	$1,795	$1.76	45d	1	0.64mi
1345 Beach Ave Unit B Marysville, WA	3.0	2.5	1125	$2,100	$1.87	45d	1	0.66mi
1031 Cedar Ave Unit 102 Marysville, WA	3.0	2.5	1200	$2,395	$2.00	45d	1	0.67mi
5705 Grove St Apt 8 Marysville, WA	2.0	1.0	980	$1,995	$2.04	3d	1	0.68mi
1518 7th St #4 Marysville, WA	2.0	1.0	900	$1,595	$1.77	19d	1	0.74mi
4727 88th Pl NE Unit B Marysville, WA	3.0	2.0	1539	$3,450	$2.24	45d	1	0.85mi
5127 61st St NE Marysville, WA	2.0	2.0	1232	$2,795	$2.27	19d	1	0.89mi
5121 88th St NE Unit B Marysville, WA	3.0	2.0	1170	$3,500	$2.99	45d	1	0.93mi
9114 44th Dr NE #1 Marysville, WA	2.0	1.0	1006	$2,095	$2.08	25d	1	1.00mi
1926 1st St Apt C Marysville, WA	2.0	1.0	933	$1,595	$1.71	45d	1	1.02mi
6300 Grove St Unit A Marysville, WA	2.0	1.0	1005	$3,100	$3.08	45d	1	1.06mi
6514 69th St NE Marysville, WA	3.0	2.0	1317	$3,700	$2.81	45d	1	1.27mi
6110 64th St NE Marysville, WA	1.0–3.0	1.0–2.0	867	$1,885	$2.17	0d	2	1.28mi
6526 67th Pl NE Marysville, WA	3.0	2.0	1120	$3,100	$2.77	45d	1	1.32mi
5828 93rd Pl NE Marysville, WA	3.0	1.0	912	$2,000	$2.19	25d	1	1.36mi
8700 67th Ave NE Marysville, WA	2.0–3.0	2.0	999	$1,995	$2.00	0d	2	1.45mi

Listing history 25 events

1. 2026-06-17
   status $84,950 Pending 24 DOM
2. 2026-06-17
   days on market $84,950 Active 24 DOM
3. 2026-06-16
   days on market $84,950 Active 23 DOM
4. 2026-06-15
   days on market $84,950 Active 22 DOM
5. 2026-06-13
   days on market $84,950 Active 20 DOM
6. 2026-06-09
   days on market $84,950 Active 16 DOM
7. 2026-06-08
   days on market $84,950 Active 15 DOM
8. 2026-06-07
   days on market $84,950 Active 14 DOM
9. 2026-06-04
   days on market $84,950 Active 11 DOM
10. 2026-06-03
    days on market $84,950 Active 10 DOM
11. 2026-06-02
    days on market $84,950 Active 9 DOM
12. 2026-06-01
    days on market $84,950 Active 8 DOM
13. 2026-05-31
    days on market $84,950 Active 7 DOM
14. 2026-04-02
    price $99,950
15. 2026-02-02
    price $104,950
16. 2025-12-16
    price $114,950
17. 2025-10-13
    price $128,900
18. 2025-09-05
    price $134,950
19. 2025-08-21
    price $144,950
20. 2025-07-14
    listed $180,000 Active
21. 2019-08-12
    soldstatus $71,000 Sold
22. 2019-07-18
    status Pending Inspection
23. 2019-07-10
    status Active
24. 2019-06-26
    status Pending Inspection
25. 2019-06-19
    listed $77,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,005
• − Mortgage interest: −$4,759
• − Property taxes: −$1,274
• − Insurance: −$425
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$2,471
• Taxable income: $14,595
• Est. tax owed @ 24.0%: −$3,503
• After-tax cash flow: $11,576/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): 55,049
• Household income: $108,147
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1150.0

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 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 14% Asian 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 5% Italian 3% Lithuanian 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 9% Russian/Polish/Slavic 4% Tagalog/Filipino 2%

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: ▼ -673.52%
• Current HPI: 321.1535
• Rent YoY: ▲ 1.66%
• 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

+9.6% since first listed

7 events — show timeline

• 2026-06-17 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-24 Listed $84,950 NWMLS as Distributed by MLS Grid
• 2019-08-12 Sold (MLS) $71,000 NWMLS as Distributed by MLS Grid
• 2019-07-18 Pending — NWMLS as Distributed by MLS Grid
• 2019-07-10 Relisted — NWMLS as Distributed by MLS Grid
• 2019-06-26 Pending — NWMLS as Distributed by MLS Grid
• 2019-06-19 Listed $77,500 NWMLS as Distributed by MLS Grid

Property tax history

-19.2%/yr

Latest (2026): $9 · +6.4% YoY. Source: county tax records.