ARLINGTON, WA 98223

Property Overview:

Address: 17500 McElroy Rd, Arlington, WA 98223

* Type: Single Family Rambler on Acreage (Equestrian Property)

* Size: 3 Bed / 2 Bath / 1,248 sqft

* Lot size: 3.11 Acres (135,472 sqft)

* Year Built: 1960

* Zoning: R-5 (Rural 5-Acre), Snohomish County

* Utilities: Shared well (estate sale, no well agreement on file) and septic

* Heat: Electric baseboard plus masonry wood-burning fireplace

* Roof: Composition

* Vacant estate sale, sold as-is, buyer inherits cleanout

* Price: $410,000

* EMD: $10,000

* Closing: On or before November 13

* Investor Walkthrough: Friday, October 23rd, 10am-12pm

Property Highlights:

* Rare 3+ acre horse property just south of Arlington, in Arlington School District

* Two-story wood horse barn with center aisle, multiple box stalls, upstairs loft, feed/tack room and wraparound covered overhang

* Large metal-sided two-bay pole shop with oversized overhead doors, concrete floor and its own electrical panel

* Wood-sided equipment building with open-front covered bays and an enclosed woodshop

* Small paddock shelter, fenced pastures and paddocks with metal gates

* Long private gravel driveway, RV parking, mature trees and fruit trees

* Solid rambler: hardwood floors, skylights, brick fireplace, wood-cabinet kitchen with tile, rear deck

* Kitchen and main bath are in good condition; this is a cosmetic refresh plus cleanout, not a gut

* Priced under the 70% rule: $725,000 ARV x 70% - $90,000 repairs = $417,500

Repairs Needed:

* Full cleanout of home and all outbuildings

* Interior paint throughout

* Refinish hardwood floors

* Investigate and repair kitchen ceiling stain

* Roof moss treatment, cleaning and gutters

* Second bathroom cosmetic refresh

* Light fixtures and cosmetic updates

* Exterior paint and siding touch-up, deck repair

* Rebuild water line and pump to barn

* Repairs and selective demo on secondary outbuildings

* Pasture mowing and landscape cleanup

* Septic inspection and pumping, well water testing

* Estimated Repair Costs: $80,000 - $100,000

ARV - $725,000 based on Comps:

* 721 156th St NE, Arlington — updated with newer roof, 1 acre with shop, garage and carport, 3/2, 1,796 sqft (built 1986), sold for $750,000 on 04/03/2026

* 16721 McRae Rd NW, Arlington — remodeled with new kitchen and roof, 3.36 acres, 4/2, 2,652 sqft (built 1962), sold for $675,000 on 09/25/2026

* 27702 3rd Ave NE, Arlington — turn-key, 7.21 acres with 24x44 shop and stables, 2/2, 1,866 sqft (built 1986), sold for $875,000 on 06/18/2026

* 12817 168th St NE, Arlington — fully updated manufactured home, 4.49 acres with pasture and outbuilding, 3/2, 1,512 sqft (built 1989), sold for $654,000 on 08/14/2026

Potential Flip Returns:

* Buy at $410,000, put in $90,000 and sell at $725,000 ARV for approximately $225,000 gross spread before holding, financing and closing costs. Horse properties with a quality barn and shop on 3+ acres are thin on the ground in Arlington, and the outbuildings alone would cost $150,000-200,000 to build today.

Remember, you miss 100% of the shots you don't take, so don't hesitate to submit that offer!

Terms: 

*Sales Price - $410,000

*Earnest money - $10,000

*Closing date: 11/13/26 or sooner (can close ASAP)

INVESTOR WALKTHROUGH SCHEDULED FOR FRIDAY, OCTOBER 23RD FROM 9:00A-12:00P

Call Jarrett today at 206.713.7845!