314 Ave J #16 · Snohomish, WA 98290

$139,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 20 Days on market

Built 1986 1.37 ac lot Est $187k · 26% under

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Why this score? — see what drove the A- 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 +5.9/10.0
• Rent growth +4.7/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of historic downtown Snohomish, this affordable and move-in-ready manufactured home offers the perfect blend of comfort, convenience, and small-town charm. Enjoy being within walking distance to shopping, restaurants, bakeries, coffee shops, Snohomish High School, and the scenic Snohomish River. Easy access to Hwy 9 and Hwy 2 makes commuting a breeze. This well-maintained 3-bedroom, 2-bath home features stainless steel appliances, a heat pump with A/C, and includes a washer and dryer. A storage shed is included, providing additional storage space. Water, sewer, garbage, and landscaping are included in the space rent for added value and convenience. No age restrictions!

Key facts

• Easy access to hwy 2
• Easy access to hwy 9
• Well maintained

Tags

• HISTORIC DOWNTOWN SNOHOMISH
• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO BAKERIES
• EASY ACCESS TO HWY 9
• EASY ACCESS TO HWY 2
• WELL MAINTAINED

Property features AI

Finance

• Other: Senior exemption: none
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Park approved for sale; 17 homes in the park; Land lease: $1,150

Exterior

• Parking: 2 open/uncovered parking spaces; Driveway storage
• Utilities: Public water (paid by park); Sewer paid by park; Electric power (Snohomish County PUD)
• Home design: Manufactured home (single wide); One level; West-facing; Good condition; Entry level: One
• Construction: Built with wood construction materials; Composition roof; Pillar/post/pier foundation; Structure type: Manufactured house; Make: ANMAN; Body type: Single wide
• Exterior features: Wood products siding; Paved lot; Sidewalk; View

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Vinyl plank; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Ductless heating; Forced air heating; Has cooling; Electric energy source
• Interior features: Kitchen with eating space; Living room; Double pane windows
• Laundry & utility: Washer; Dryer; Water heater located inside primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.3% in Snohomish — 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 78/100 on livability (#120 in WA, #2,426 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, schools A-; Watch: amenities F, cost of living F.
• Snohomish School District (suburban): math 58% / reading 69% proficiency, ranked #25 of 291 in WA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.8%/yr); 236 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $961 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.63%
• DSCR: 2.36
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $186,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 AVENUE J #20	0.00mi	3/1.5	896 (-3%)	23mo	$181,300	$202	73

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.36×
• Total profit: $52,779
• Equity at exit: $20,725

10-year hold

• IRR: 40.3%
• Equity multiple: 5.68×
• Total profit: $182,243
• Equity at exit: $12,018

Cash invested: $38,920 (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 98290

• Rents YoY: 8.8%
• Active inventory: 236
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$729
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $993

Break-even live

Break-even rent $1,031

Max offer price $139,000

Occupancy floor 52%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Avenue F Unit 1324059P Snohomish, WA	2.0	1.0	796	$4,681	$5.88	12d	1	0.27mi
126 Avenue C #202 Snohomish, WA	2.0	1.0	702	$2,800	$3.99	43d	1	0.47mi
521 Avenue D Unit 2 Snohomish, WA	2.0	1.0	600	$1,695	$2.83	18d	1	0.48mi
521 Avenue D Unit 4 Snohomish, WA	2.0	1.0	600	$1,695	$2.83	43d	1	0.49mi
512 Avenue C Snohomish, WA	3.0	1.0	850	$3,500	$4.12	43d	1	0.51mi
707 Avenue D Snohomish, WA	1.0–2.0	1.0	622	$1,110	$1.78	43d	2	0.63mi
1209 10th St Snohomish, WA	3.0	2.0	1100	$2,495	$2.27	43d	1	0.77mi
218 Maple Ave Apt 1 Snohomish, WA	2.0	1.0	1000	$1,845	$1.84	15d	1	0.82mi
514 Maple Ave Snohomish, WA	2.0	1.0	920	$1,650	$1.79	43d	1	0.83mi
1101 Avenue D Snohomish, WA	1.0–2.0	1.0–2.0	859	$2,000	$2.33	16d	2	0.89mi
407 1st St Snohomish, WA	2.0	2.0	1025	$2,150	$2.10	24d	1	0.92mi
226 6th St Snohomish, WA	2.0	1.0	840	$2,295	$2.73	5d	1	1.07mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $139,000 Pending 20 DOM
2. 2026-06-09
   days on market $139,000 Active 18 DOM
3. 2026-06-08
   days on market $139,000 Active 17 DOM
4. 2026-06-07
   days on market $139,000 Active 16 DOM
5. 2026-06-04
   days on market $139,000 Active 13 DOM
6. 2026-06-03
   days on market $139,000 Active 12 DOM
7. 2026-06-02
   days on market $139,000 Active 11 DOM
8. 2026-06-01
   days on market $139,000 Active 10 DOM
9. 2026-05-31
   days on market $139,000 Active 9 DOM
10. 2026-05-22
    listed $139,000 Active
11. 2021-11-10
    soldstatus $124,000 Closed
12. 2021-10-18
    status Pending
13. 2021-10-13
    listed $124,995 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: $333 · $28/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: +$1,029/yr (+$86/mo · 308.6%)

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

Taxation est. · year 1

• Rental income: $27,462
• − Mortgage interest: −$7,786
• − Property taxes: −$333
• − Insurance: −$695
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$4,044
• Taxable income: $10,210
• Est. tax owed @ 24.0%: −$2,450
• After-tax cash flow: $9,469/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: Snohomish School District
• NCES district ID: 5308020
• Math proficiency: 58% ▬ 0.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $89,715
• Composite: 59.21/100
• National rank: #1934
• State rank: #25 of 291 in WA

Livability — Snohomish

• Score: 78/100
• State rank: #120
• US rank: #2426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snohomish, WA
• County: Snohomish County · 786,756 people
• City population: 39,826
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 39,826
• Household income: $132,973
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 522.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 7% Lithuanian 5% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -751.01%
• Current HPI: 338.6319
• Rent YoY: ▲ 8.82%
• 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

+11.2% since first listed

4 events — show timeline

• 2026-05-22 Listed $139,000 NWMLS as Distributed by MLS Grid
• 2021-11-10 Sold (MLS) $124,000 NWMLS as Distributed by MLS Grid
• 2021-10-18 Pending — NWMLS as Distributed by MLS Grid
• 2021-10-13 Listed $124,995 NWMLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2026): $333 · +81.0% YoY. Source: county tax records.