SNOHOMISH, WA 98290

OFF-MARKET

CALL/TEXT HELEN (866) 988-0677

• Tester Rd, Snohomish, WA 98290
• Asking Price: $390,000 or Best Offer (Standard Purchase)
• Potential Sub-To: $115,000 Entry + Closing Costs
• ARV: $700,000+
• Estimated Rehab: $150,000
• 2.47 Acres, Large Shop, Potential ADU & Live/Work Opportunity!

PROPERTY DETAILS

• Manufactured Home on Owned Land
• 3 Bedrooms | 2 Bathrooms | 1,485 Sq Ft | 2.47 Acres
• Year Built: 1995
• Two Separate Outbuildings | Pond/Water Feature

PROPERTY HIGHLIGHTS

**Large Shop & Business Potential**

• Large shop estimated at 30 × 60 ft or larger, with covered areas at both ends.
• Ideal for storage, workspace, equipment, or potential business operations.
• Live and work on the same property, subject to permitted uses.

**Separate Office / Potential ADU**

• Separate two-room building offering potential for an office, studio, or additional living space.
• Potential ADU conversion, subject to permits and buyer verification.
• Currently has no bathroom.
• Any conversion or bedroom use is subject to applicable requirements and approvals.

**Additional Features**

• 2.47 acres with mature trees and a pond/water feature.
• Open living and dining layout.
• Spacious primary bedroom with attached bathroom.
• Long kitchen and covered porch.
• Manufactured home on owned land.

CONDITION & REHAB

• Kitchen cabinets and countertops need updating.
• Bathroom updates and flooring/subfloor repairs, including a soft spot near the hall bathtub.
• Wall repairs, paint, and flooring work.
• Front door and broken window replacement.
• Crawlspace insulation repairs.
• Pole-barn roofing work.
• Seller reports no leaks in the home's PVC roof; roof edges and skylight discoloration require inspection.
• The rehab estimate is preliminary.
• Buyer to conduct independent inspections and verify costs.

CLEAN-UP & ADDITIONAL NOTES

• The seller has already removed a significant amount of garbage from the property.
• Additional cleanup may still be needed.
• Only three vehicles are expected to remain: one RV and two vehicles.
• Confirm any remaining cleanup and vehicle-removal responsibilities before closing.
• Close to the highway, with audible traffic noise, particularly toward the rear.
• Property currently occupied.

COMPS

8204 Riverview Rd, Snohomish, WA 98290

• 3 Beds | 2 Baths | 1,512 Sq Ft | 1.6 Acres | Manufactured Home
• Sold: $635,000 | May 8, 2026
• Updated home with high-bank riverfront views. The subject property offers more acreage, a large shop, and a separate outbuilding.

15727 State Route 9 SE, Snohomish, WA 98296

• 2 Beds | 1 Bath | 924 Sq Ft | 1.16 Acres | Manufactured Home
• Sold: $685,000 | August 14, 2026
• Large commercial-style shop with office space. Similar live/work concept; the subject has a larger home and more acreage.

23322 N Lake Cochran Rd, Monroe, WA 98272

• 3 Beds | 1.75 Baths | 2,430 Sq Ft | 5 Acres | Built 2007 | Manufactured Home
• Sold: $785,000 | September 10, 2026
• Garage with shop area. Larger, newer home with more acreage than the subject.

ACTIVE MARKET REFERENCE

13304 Elliott Rd, Snohomish, WA 98296

• 3 Beds | 2 Baths | 1,716 Sq Ft | 0.56 Acre | Single-Family Rambler
• Asking: $699,000 | Active Listing
• Renovated home with an oversized garage and carport. The subject offers more acreage, a larger shop, and a separate outbuilding, while Elliott has a larger main home and a different construction type.

POTENTIAL SUBJECT-TO OPPORTUNITY

Subject-To option available, subject to seller approval and verification of loan terms. Buyer takes over responsibility for ongoing mortgage payments.

ESTIMATED LOAN DETAILS

• Estimated Loan Balance: $290,000
• PITI: $2,400 / Month
• Interest Rate: 4.125%
• Past Due: Approximately $10,000 (estimated arrears and penalties; subject to verification)

BUYER ENTRY

• Entry: $115,000 + Closing Costs
• Buyer is responsible for all closing costs and ongoing mortgage payments.
• All loan figures, arrears, and transaction terms are estimates and subject to verification.

RENTAL INCOME POTENTIAL

• Main 3-bedroom home: $2,850/mo (2026 FMR reference)
• Separate office building: Potential ADU conversion with estimated additional rental income of $1,400–$1,800/mo.
• Combined Potential Gross Rental Income: $4,250–$4,650/mo
• ADU conversion, permits, rental estimates, and property details to be verified by buyer.

FLIP / VALUE-ADD POTENTIAL

With an estimated ARV of $700,000+ and approximately $150,000 in estimated rehab, buyers may have an opportunity to create substantial value through renovation and improvements.

Additional potential value may come from the large shop and covered work areas, separate office building with potential ADU conversion (subject to permits and approvals), and 2.47-acre property with live/work potential.

Potential equity and returns depend on final acquisition terms, actual renovation costs, holding costs, resale expenses, and verified ARV. Buyer to conduct independent due diligence. ARV and potential returns are not guaranteed.

ACCESS / SHOWING

• Walkthrough by appointment.
• Provide your preferred day and time for seller coordination and confirmation.
• Do not approach, visit, or contact the seller directly regarding the property.
• FCFS: Serious buyers only.

TERMS

STANDARD PURCHASE

• Cash or Hard Money Only
• $10,000 Non-Refundable EMD
• Due Within 24 Hours
• Sold As-Is
• Buyer to Verify All Information
• Buyer Pays Closing Costs

ADDITIONAL TERMS

• Highest & Best Offers Only (No Bidding Wars)
• Agents/Wholesalers: Add Your Fee on Top
• Assignment of Contract