6728 Totem Beach Loop Rd · Everett, WA 98271

$115,000

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 20 Days on market

Built 1945 0.61 ac lot $60/sqft · 12% below area Est $130k · 12% under ↓ 12% since listing

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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 +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perched above Tulalip Bay with sweeping water views and unforgettable sunsets, this rare opportunity offers the chance to create something truly special. On Tulalip leased land, the home is currently configured with two separate living areas, perfect for multi-generational living, guests, or home business. While not equipped with a full second kitchen, both sides feature their own cozy wood-burning fireplaces and distinct living spaces. One bedroom and bathroom on each side and a third bath in between. The kitchen has stainless appliances and lots of workspace and storage. The south side was the original cabin and still has the kitchen area with a sink. The seller has started this home's re

Key facts

• Stainless appliances
• Lots of workspace
• Sweeping water views

Tags

• SWEEPING WATER VIEWS
• COZY WOOD BURNING FIREPLACES
• DISTINCT LIVING SPACES
• STAINLESS APPLIANCES
• LOTS OF WORKSPACE
• PLUMBED SINK

Property features AI

Finance

• Other: Waterfront property with bulkhead and no bank (approximately 50 feet waterfront)
• Financial info: Listing terms: Cash; Land is leased

Exterior

• Parking: Detached garage; Detached carport; 3 covered parking spaces
• Utilities: Public water (Tulalip Utilities); Sewer connected (Tulalip Utilities); Power by Snohomish County PUD; Energy sources: Electric and wood
• Home design: Single-family residence; One story; Main-level entry; East-facing; Has view; Built on lot; Property condition: Fair
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Structure type: House; Built on lot
• Exterior features: Wood exterior; Deck; Outbuildings; Garden space; Paved site/drive

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom and 2 three-quarter bathrooms (all on the main level); 1 bathtub, 3 showers
• Heating & cooling: Wall furnace heating; No cooling
• Interior features: Ceiling fan(s); Fireplace; Skylight(s); Water heater
• Laundry & utility: Washer; Dryer; Water heater located in utility room and hall (2 tankless units)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.3% 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.
• 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 (+2.3%/yr); 213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 37% of the median local income ($96k/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 $795 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 + 2.3% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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?
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: 2.58% ✓
• Cap rate: 23.27%
• Cash-on-cash: 60.63%
• DSCR: 3.70
• GRM: 3.2

CMA / ARV

• ARV (median comp): $129,950
• List price: $115,000
• Delta: -11.50%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6214 Mission Ave	0.33mi	3/2.0	1,738 (-9%)	14mo	$80,000	$46	59

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 58.6%
• Equity multiple: 3.57×
• Total profit: $82,899
• Equity at exit: $17,147

10-year hold

• IRR: 63.2%
• Equity multiple: 7.12×
• Total profit: $197,195
• Equity at exit: $9,943

Cash invested: $32,200 (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 98271

• Rents YoY: 2.3%
• Active inventory: 213
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,970 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $1,627

Break-even live

Break-even rent $910

Max offer price $115,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,692	-5% $1,659	+0% $1,627	+5% $1,594	+10% $1,562
Rent	-10% $1,392	-5% $1,510	+0% $1,627	+5% $1,744	+10% $1,861
Rate	-1.0pp $1,685	-0.5pp $1,656	base $1,627	+0.5pp $1,597	+1.0pp $1,567

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2814 Mission Beach Heights Rd Tulalip, WA	3.0	2.0	1700	$3,150	$1.85	3d	1	0.65mi
2814 Mission Beach Heights Rd Tulalip, WA	3.0	2.0	1700	$3,150	$1.85	0d	1	0.65mi
4126 Mission Beach Rd Tulalip, WA	3.0	2.0	1315	$2,395	$1.82	21d	1	0.76mi

Listing history 3 events

1. 2026-05-09
   listed $130,000 Active
2. 2023-04-10
   soldstatus $130,000
3. 2023-04-10
   listed $130,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: +$308/yr (+$26/mo · 37.7%)

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

Taxation est. · year 1

• Rental income: $35,636
• − Mortgage interest: −$6,442
• − Property taxes: −$819
• − Insurance: −$575
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − Depreciation: −$3,345
• Taxable income: $18,753
• Est. tax owed @ 24.0%: −$4,501
• After-tax cash flow: $15,021/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 — 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): 30,838
• Household income: $95,654
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 929.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Two or more races 13% Hispanic / Latino 13% Native American 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 8% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

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: ▼ -666.16%
• Current HPI: 305.285
• Rent YoY: ▲ 2.30%
• 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

-11.5% since first listed

5 events — show timeline

• 2026-05-29 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-22 Price Changed $115,000 NWMLS as Distributed by MLS Grid
• 2026-05-09 Listed $130,000 NWMLS as Distributed by MLS Grid
• 2023-04-10 Listed $130,000 NWMLS as Distributed by MLS Grid
• 2023-04-10 Sold (MLS) $130,000 NWMLS as Distributed by MLS Grid

Property tax history

-8.4%/yr

Latest (2014): $819 · -84.2% YoY. Source: county tax records.