105 E Cox #7 · Arlington, WA 98223

$85,000

2 bd · 2.0 ba · 938 sqft · Manufactured · 58 Days on market

Built 1991 Good condition 1.25 ac lot Est $83k · at est. ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This is your opportunity to own the largest manufactured home in the quiet, 16-lot community of Riverside Park. Featuring 2 bedrooms, 1.75 bathrooms, and 938 square feet, the thoughtfully designed floor plan maximizes every square foot, creating an open and comfortable flow between the living room, dining area, and kitchen. An affordable opportunity to get into the Arlington market while enjoying a peaceful setting that feels tucked away. Space rent is $900 per month. Residents also pay metered and prorated utilities for water, sewage, and garbage, which average approximately $100 to $150 per month. Location is everything here. You are just a short walk from the scenic Stillaguamish River,

Key facts

• 1.25 acre lot
• Parking
• Built 1991

Property features AI

Finance

• Other: Taxes listed (verify for accuracy)
• Financial info: Land lease amount $900; Listing terms: cash
• HOA & community: Riverside Mobile Home Park with 16 homes; Park amenities include laundry and trails; Park approved for sale; Land lease applies

Exterior

• Parking: Uncovered parking
• Utilities: Public water (City of Arlington); Sewer service (City of Arlington); Electric water heater; Power provided by Snohomish PUD; Cable and internet: buyer to verify
• Home design: Manufactured home (single wide); Fleetwood Castlewood model; One story; Good condition; Has a view; Mobile home remains on site
• Construction: Metal/vinyl construction; Pillar/post/pier foundation
• Exterior features: Metal/vinyl exterior; On waterfront; Dead-end street; Paved

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Forced air cooling; Electric energy source
• Interior features: Water heater; Living room
• Laundry & utility: Laundry available in the park

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $913 ($11k/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: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 2.5% in Arlington — 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 80/100 on livability (#96 in WA, #1,873 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D+, cost of living F.
• Arlington School District (suburban): math 50% / reading 66% proficiency, ranked #58 of 291 in WA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Presidents Elementary (551 students, 42% FRL); Haller Middle School (589 students, 38% FRL); Arlington High School (1,661 students, 36% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 287 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $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 + 4.8% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 2.23% ✓
• Cap rate: 19.18%
• Cash-on-cash: 46.02%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $83,482
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Cox #3	0.00mi	2/2.0	924 (-2%)	12mo	$75,000	$81	88
105 Cox #2	0.00mi	2/2.0	918 (-2%)	20mo	$58,000	$63	80
105 Cox #9	0.00mi	3/1.5 (+1)	852 (-9%)	13mo	$85,000	$100	67
105 Cox #5	0.00mi	2/1.0	840 (-10%)	14mo	$75,000	$89	66

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.01×
• Total profit: $47,828
• Equity at exit: $12,674

10-year hold

• IRR: 51.9%
• Equity multiple: 6.52×
• Total profit: $131,260
• Equity at exit: $7,349

Cash invested: $23,800 (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 98223

• Rents YoY: 4.8%
• Active inventory: 287
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $913

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 47%

Sensitivity live

Price	-10% $971	-5% $942	+0% $913	+5% $883	+10% $854
Rent	-10% $763	-5% $838	+0% $913	+5% $988	+10% $1,063
Rate	-1.0pp $956	-0.5pp $934	base $913	+0.5pp $891	+1.0pp $868

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 E Burke Ave Apt 4 Arlington, WA	2.0	1.0	800	$1,650	$2.06	26d	1	0.24mi
534 E Division St Unit 7 Arlington, WA	2.0	1.0	1000	$1,695	$1.70	26d	1	0.47mi
104 S Olympic Ave Arlington, WA	1.0	1.0	504	$1,885	$3.74	0d	3	0.68mi
127 S Macleod Ave Unit A Arlington, WA	2.0	1.0	1087	$2,350	$2.16	16d	1	0.71mi
625 S Stillaguamish Ave Arlington, WA	1.0	1.0	602	$1,701	$2.83	6d	1	1.17mi
20721 Olympic Pl Arlington, WA	1.0	1.0	664	$1,750	$2.64	0d	1	1.27mi
20505 Olympic Pl Arlington, WA	2.0	1.0–2.0	650	$2,180	$3.35	0d	11	1.37mi

Listing history 23 events

1. 2026-06-21
   pricedays on market $85,000 Active 58 DOM
2. 2026-06-18
   days on market $90,000 Active 55 DOM
3. 2026-06-17
   days on market $90,000 Active 54 DOM
4. 2026-06-16
   days on market $90,000 Active 53 DOM
5. 2026-06-15
   days on market $90,000 Active 52 DOM
6. 2026-06-13
   days on market $90,000 Active 50 DOM
7. 2026-06-13
   days on market $90,000 Active 49 DOM
8. 2026-06-09
   days on market $90,000 Active 46 DOM
9. 2026-06-08
   days on market $90,000 Active 45 DOM
10. 2026-06-07
    days on market $90,000 Active 44 DOM
11. 2026-06-04
    days on market $90,000 Active 41 DOM
12. 2026-06-03
    days on market $90,000 Active 40 DOM
13. 2026-06-02
    days on market $90,000 Active 39 DOM
14. 2026-06-01
    days on market $90,000 Active 38 DOM
15. 2026-05-31
    days on market $90,000 Active 37 DOM
16. 2026-05-15
    price $90,000
17. 2026-04-24
    listed $100,000 Active
18. 2025-02-14
    soldstatus $85,000 Closed
19. 2025-02-05
    status Pending
20. 2025-01-03
    status Active
21. 2025-01-01
    historical
22. 2024-10-16
    price $90,000
23. 2024-09-11
    listed $100,000 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: $22,787
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$2,473
• Taxable income: $10,207
• Est. tax owed @ 24.0%: −$2,450
• After-tax cash flow: $8,503/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good layout and potential for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both Replace ceiling fans — Modern fans can improve air circulation and aesthetics
• Both Update kitchen appliances — Modern appliances can increase the home's appeal and value
• Both Update bathroom fixtures — Modern fixtures can enhance the home's appeal and value
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both Replace ceiling fans — Modern fans can improve air circulation and aesthetics ↑
• Both Update kitchen appliances — Modern appliances can increase the home's appeal and value ↑
• Both Update bathroom fixtures — Modern fixtures can enhance the home's appeal and value ↑
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Arlington School District
• NCES district ID: 5300240
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $73,341
• Composite: 53.31/100
• National rank: #3184
• State rank: #58 of 291 in WA

Livability — Arlington

• Score: 80/100
• State rank: #96
• US rank: #1873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, WA
• County: Snohomish County · 786,756 people
• City population: 46,497
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 46,497
• Household income: $99,681
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 1068.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 9% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Tagalog/Filipino 1% Russian/Polish/Slavic 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: ▼ -527.84%
• Current HPI: 314.8582
• Rent YoY: ▲ 4.77%
• 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

-10.0% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2026-04-24 Listed $100,000 NWMLS as Distributed by MLS Grid
• 2025-02-14 Sold (MLS) $85,000 NWMLS as Distributed by MLS Grid
• 2025-02-05 Pending — NWMLS as Distributed by MLS Grid
• 2025-01-03 Relisted — NWMLS as Distributed by MLS Grid
• 2025-01-01 Delisted — NWMLS as Distributed by MLS Grid
• 2024-10-16 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2024-09-11 Listed $100,000 NWMLS as Distributed by MLS Grid