1427 100th St SW #160 · Everett, WA 98204

$109,000

2 bd · 2.0 ba · 1,452 sqft · Manufactured public records · 366 Days on market

Built 1988 30 ac lot $75/sqft · 35% below area Est $167k · 35% under

---

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

PARK is OFFERING 3 MTHS OF FREE SPACE RENT THROUGH AUG 1, 2026 for all APPROVED APPLICANTS!!! Best Buy in Fairway Estates - A 55+ Lifestyle Community offers this 1452 sq. ft. home features a Front Porch that Opens into the Entry w/ Vaulted Ceilings in Living Areas, Updated Kitchen Cabinets & Appliances plus Skylight, Living Room w/ Built in Hutch & Wall of Windows letting all the Natural Lighting fill the Room & a Family Room Slider opens to Private & Covered Deck for BBQing & Relaxing! Spacious Primary Bedroom w/ Ensuite enhanced w/ Skylight & Guest Bedroom with a Continental 3/4 Bath! Exterior boasts Custom Designed Covered 3 Car Carport w/ Storage Sh

Key facts

• Built in hutch
• Front porch
• Wall of windows

Tags

• FRONT PORCH
• VAULTED CEILINGS
• UPDATED KITCHEN CABINETS
• SKYLIGHT
• BUILT IN HUTCH
• WALL OF WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

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 $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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.
• 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 6d 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 $754 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 366 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $60k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $109k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.15% ✓
• Cap rate: 18.93%
• Cash-on-cash: 45.15%
• DSCR: 3.01
• GRM: 3.9

CMA / ARV

• ARV (median comp): $166,956
• List price: $109,000
• Delta: -34.71%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1427 100th St SW #27	0.00mi	2/2.0	1,560 (+7%)	1mo	$225,000	$144	87
1427 100th St SW #90	0.00mi	3/2.0 (+1)	1,504 (+4%)	4mo	$120,000	$80	86
1427 100th St SW #116	0.00mi	3/2.0 (+1)	1,505 (+4%)	9mo	$185,000	$123	82
1427 100th St SW #97	0.00mi	2/2.0	1,326 (-9%)	5mo	$146,000	$110	82
1427 100th St SW #57	0.00mi	3/2.0 (+1)	1,568 (+8%)	1mo	$130,000	$83	81
1427 100th St SW #50	0.00mi	2/2.0	1,296 (-11%)	4mo	$150,000	$116	79
10029 Montana Rd	0.28mi	3/2.0 (+1)	1,440 (-1%)	9mo	$375,000	$260	73
1427 100th St SW #149	0.00mi	3/2.0 (+1)	1,668 (+15%)	1mo	$278,000	$167	69
1427 100th St SW #72	0.00mi	3/2.0 (+1)	1,344 (-7%)	19mo	$226,000	$168	67
1427 100th St SW #118	0.00mi	3/2.0 (+1)	1,296 (-11%)	20mo	$135,000	$104	61
9931 18th Ave W #1	0.20mi	3/2.0 (+1)	1,288 (-11%)	9mo	$170,000	$132	59
9931 18th Ave W #34	0.20mi	3/2.0 (+1)	1,288 (-11%)	17mo	$209,500	$163	52

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: 2.59×
• Total profit: $48,613
• Equity at exit: $16,252

10-year hold

• IRR: 43.9%
• Equity multiple: 4.60×
• Total profit: $110,006
• Equity at exit: $9,424

Cash invested: $30,520 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,340 high
• Mortgage (P&I): −$572
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1,148

Break-even live

Break-even rent $887

Max offer price $109,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,210	-5% $1,179	+0% $1,148	+5% $1,117	+10% $1,087
Rent	-10% $963	-5% $1,056	+0% $1,148	+5% $1,241	+10% $1,333
Rate	-1.0pp $1,203	-0.5pp $1,176	base $1,148	+0.5pp $1,120	+1.0pp $1,091

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9900 12th Ave W Everett, WA	1.0–3.0	1.0–2.0	1033	$2,210	$2.14	0d	14	0.16mi
9327 16th Dr W Everett, WA	3.0	2.5	1708	$3,100	$1.81	45d	1	0.22mi
1826 98th Pl SW Unit B Everett, WA	3.0	2.5	1467	$2,650	$1.81	6d	1	0.25mi
1826 98th Pl SW Unit B Everett, WA	3.0	2.5	1467	$2,650	$1.81	4d	1	0.25mi
9916 18th Ave W Unit G Everett, WA	3.0	2.0	1569	$2,850	$1.82	18d	1	0.27mi
1309 102nd Pl SW Unit N/A Everett, WA	3.0	2.5	1860	$3,295	$1.77	0d	1	0.36mi
10115 Holly Dr Everett, WA	1.0–3.0	1.0–2.0	1003	$2,208	$2.20	0d	25	0.39mi
10115 Holly Dr Everett, WA	1.0–3.0	1.0–2.0	1003	$2,278	$2.27	11d	22	0.39mi
10111 9th Ave W Everett, WA	1.0–2.0	1.0–2.5	1098	$2,550	$2.32	6d	4	0.48mi
9515 Holly Dr Unit 1 Everett, WA	3.0	2.5	1600	$3,000	$1.88	45d	1	0.66mi
8600 18th Ave W Everett, WA	1.0–2.0	1.0–2.0	796	$2,042	$2.57	0d	11	0.67mi
9925 4th Ave W Apt 6 Everett, WA	2.0	2.0	1000	$1,445	$1.45	3d	1	0.74mi
1126 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	827	$1,850	$2.24	45d	5	0.77mi
222 W Marilyn Ave Everett, WA	3.0	1.0	1000	$2,400	$2.40	18d	1	0.78mi
1020 W Casino Rd Everett, WA	1.0–2.0	1.0	880	$1,825	$2.07	6d	20	0.82mi
8710 5th Ave W Everett, WA	2.0	2.0	950	$1,998	$2.10	0d	11	0.85mi
702 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	850	$1,749	$2.06	6d	21	0.85mi
2020 Hollow Dale Pl Unit A Everett, WA	3.0	2.5	1525	$2,650	$1.74	45d	1	0.87mi
1305 W Casino Rd Everett, WA	1.0–2.0	1.0–2.0	881	$1,800	$2.04	6d	5	0.88mi
8530 5th Ave W Everett, WA	1.0–2.0	1.0	808	$1,595	$1.97	6d	2	0.90mi
1001 W Casino Rd Unit A306 Everett, WA	2.0	2.0	921	$2,150	$2.33	6d	1	0.91mi
923 112th St SW Everett, WA	1.0–3.0	1.0–2.0	858	$1,950	$2.27	3d	24	0.98mi
11207 9th Pl W Everett, WA	2.0	1.0	995	$1,899	$1.91	21d	7	1.01mi
1730 112th St SW Everett, WA	1.0–2.0	1.0–2.0	805	$2,245	$2.79	0d	6	1.04mi
8220 5th Ave W Apt F Everett, WA	2.0	1.0	950	$1,595	$1.68	0d	1	1.09mi
120 W Casino Rd Everett, WA	1.0–2.0	1.0–1.5	818	$1,992	$2.43	0d	13	1.11mi
120 SE Everett Mall Way Everett, WA	1.0–2.0	1.0–2.0	813	$2,134	$2.62	0d	43	1.16mi
115 Dorn Ave Everett, WA	2.0	1.0–2.0	946	$1,738	$1.84	18d	1	1.16mi
2301 116th St SW Unit E Everett, WA	3.0	2.5	1400	$2,595	$1.85	45d	1	1.21mi
233 Dorn Ave Unit 1 Everett, WA	2.0	1.0	944	$1,950	$2.07	12d	1	1.22mi
229 Dorn Ave Unit C101 Everett, WA	3.0	2.5	1452	$2,900	$2.00	0d	1	1.22mi
11625 Center Rd Unit C Everett, WA	3.0	2.5	1608	$3,200	$1.99	45d	1	1.30mi
11026 Meridian Dr SE Everett, WA	3.0	2.5	1700	$3,000	$1.76	45d	1	1.31mi
11719 12th Ave W Everett, WA	3.0	2.5	1533	$2,800	$1.83	45d	1	1.31mi
1108 Center Rd Everett, WA	2.0	2.0	1200	$2,150	$1.79	16d	1	1.31mi
11727 12th Ave W #77 Everett, WA	3.0	2.5	1533	$3,100	$2.02	23d	1	1.32mi
4 112th St SW Unit A Everett, WA	3.0	2.5	1661	$3,300	$1.99	45d	1	1.33mi
11812 E Gibson Rd Everett, WA	2.0	2.0	956	$1,814	$1.90	0d	6	1.36mi
12121 Admiralty Way Everett, WA	1.0–3.0	1.0–2.0	1116	$2,245	$2.01	0d	15	1.48mi
12118 Highway 99 Everett, WA	1.0–5.0	1.0–3.0	1117	$1,941	$1.74	3d	5	1.48mi

Listing history 30 events

1. 2026-06-21
   days on market $109,000 Active 366 DOM
2. 2026-06-18
   days on market $109,000 Active 363 DOM
3. 2026-06-17
   days on market $109,000 Active 362 DOM
4. 2026-06-16
   days on market $109,000 Active 361 DOM
5. 2026-06-15
   days on market $109,000 Active 360 DOM
6. 2026-06-13
   days on market $109,000 Active 358 DOM
7. 2026-06-09
   days on market $109,000 Active 354 DOM
8. 2026-06-08
   days on market $109,000 Active 353 DOM
9. 2026-06-07
   remarks 675-char remark
10. 2026-06-07
    days on market $109,000 Active 352 DOM
11. 2026-06-04
    days on market $109,000 Active 349 DOM
12. 2026-06-03
    days on market $109,000 Active 348 DOM
13. 2026-06-02
    days on market $109,000 Active 347 DOM
14. 2026-06-01
    days on market $109,000 Active 346 DOM
15. 2026-05-31
    days on market $109,000 Active 345 DOM
16. 2026-04-15
    price $109,000
17. 2026-01-04
    price $119,000
18. 2025-12-04
    price $129,000
19. 2025-08-22
    price $139,900
20. 2025-08-04
    price $154,950
21. 2025-07-16
    price $159,950
22. 2025-06-20
    listed $169,500 Active
23. 2011-10-21
    soldstatus $56,000 Sold
24. 2011-09-19
    historical Contingent
25. 2011-09-18
    status Active
26. 2011-09-13
    historical Expired
27. 2011-08-23
    price $59,950
28. 2011-07-12
    listed $66,950 Active
29. 2006-07-14
    soldstatus $90,000
30. 2006-05-11
    listed $94,900

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: +$66/yr (+$6/mo · 6.6%)

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

Taxation est. · year 1

• Rental income: $28,082
• − Mortgage interest: −$6,106
• − Property taxes: −$1,002
• − Insurance: −$545
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$3,171
• Taxable income: $12,765
• Est. tax owed @ 24.0%: −$3,064
• After-tax cash flow: $10,715/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

• Census place: Everett, WA
• 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

+14.9% since first listed

15 events — show timeline

• 2026-04-15 Price Changed $109,000 NWMLS as Distributed by MLS Grid
• 2026-01-04 Price Changed $119,000 NWMLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $129,000 NWMLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $139,900 NWMLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $154,950 NWMLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $159,950 NWMLS as Distributed by MLS Grid
• 2025-06-20 Listed $169,500 NWMLS as Distributed by MLS Grid
• 2011-10-21 Sold (MLS) $56,000 NWMLS as Distributed by MLS Grid
• 2011-09-19 Contingent — NWMLS as Distributed by MLS Grid
• 2011-09-18 Relisted — NWMLS as Distributed by MLS Grid
• 2011-09-13 Delisted — NWMLS as Distributed by MLS Grid
• 2011-08-23 Price Changed $59,950 NWMLS as Distributed by MLS Grid
• 2011-07-12 Listed $66,950 NWMLS as Distributed by MLS Grid
• 2006-07-14 Sold (MLS) $90,000 NWMLS as Distributed by MLS Grid
• 2006-05-11 Listed $94,900 NWMLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2026): $1,002 · -10.3% YoY. Source: county tax records.