For sale — owner listing
Willing to work with agents: yes
Owner-reported improvements: well work, foundation fixes, new roof, new bathroom, new windows, new paint, new insulation, new concrete and rockery.
Ceiling fansDouble pane/storm windowsFireplaceDisability accessStorageBalcony/patioDeckPorchFenced yardGardenLawnBarbecue area
Listing claims vs county record
| Item | Listing says | County record | Match | Why it matters | Recommended action |
|---|---|---|---|---|---|
| Lot size | 2.5 acres | 2.2 acres (1.0 + 1.2, 97,004 sq ft GIS) | mismatch | Appraisers/buyers use the county figure; acreage is overstated by ~13%. | Correct to 2.2 acres and state it is two separate tax parcels. |
| Bedrooms | 4 (four rooms with closets, per owner) | 2 | mismatch | Owner-verified as four rooms with closets — a bedroom by the usual market definition. The county record simply predates the work (2004). The residual exposure is documentation: egress/closet evidence and, above all, septic sizing, which in Washington is keyed to bedroom count. Owner's position: the system is grandfathered. | State the four-bedroom layout and the septic status plainly in the listing, with the Health District record attached, so the bedroom count is never a surprise. |
| Bathrooms | 1 full + 1 half | 1 three-fixture bath (2004) | mismatch | Explained by the stated new bathroom; record is stale. | Cite the bathroom permit/invoice. |
| Total rooms | 7 | 4 rooms (2004) | mismatch | Stale county record. | Cite permits for added rooms. |
| Heating | Forced air + stove (wood/pellet, propane) | Electric baseboard (2004) | mismatch | Confirmed by owner as a propane forced-air furnace plus a wood stove with insert (the listing's fuel line is slightly off). Wood heat affects insurability and some loan programmes. | Describe as 'propane forced-air furnace; wood stove with insert' and keep permits/invoices for the furnace install. |
| Outbuildings | Detached garage/shop | 2 outbuildings incl. general-purpose wood-pole-frame building | match | None. | Reference the assessor's outbuilding record. |
| Year built | 1950 | 1950 | match | None. | — |
| Finished sq ft | 1,200 | 1,200 | match | None. | — |
| Stories / style | 1 story, Ranch | 1 Sty Type I | match | None. | — |
| HOA | $0 | No HOA on record | match | None. | — |
Creek / watercourse
A watercourse (unnamed, county type “F”) intersects parcel 32041300402200. Snohomish County critical-areas rules (SCC 30.62) impose stream buffers measured from the ordinary high-water mark, which affects how much of that parcel can be built on. The county's mapped critical-area layers do not currently flag the channel, so confirm the buffer determination with county PDS before advertising additional building sites.
Pricing check (land-adjusted improvement value)
Method: sale price − (acres × $64,774 per-acre land benchmark) = improvement contribution, divided by finished sq ft. Comp set: site-built, 1.4+ acre, pre-1990 sales within 3 miles (n=7); land-adjusted improvement value runs $319 / $347 / $423 per sq ft at P25 / median / P75.
| Asking price | Implied improvement value | Implied $/sq ft | Position vs comps |
|---|---|---|---|
| $600,000 | $457,497 | $381 | between comp median and P75 — supported |
| $625,000 | $482,497 | $402 | between comp median and P75 — supported |
| $650,000 | $507,497 | $423 | between comp median and P75 — supported |
| $665,000 (asking) | $522,497 | $435 | above the comp P75 — needs the premium story |
| $700,000 | $557,497 | $465 | above the comp P75 — needs the premium story |
Comp set
| Parcel | Date | Price | Acres | Built | Sq ft | $/sq ft | Land-adj imp $/sq ft | Condition |
|---|---|---|---|---|---|---|---|---|
32040200301300 | Apr-2025 | $986,000 | 2.4 | 1970 | 1,315 | $750 | $632 | Excellent |
32052800201000 | Aug-2024 | $651,000 | 1.88 | 1979 | 1,590 | $409 | $333 | normal for age |
32052900101600 | Aug-2025 | $845,000 | 2.3 | 1973 | 2,180 | $388 | $319 | above normal for age |
32052000400700 | Dec-2024 | $699,900 | 1.44 | 1934 | 1,746 | $401 | $347 | above normal for age |
32041400200600 | Feb-2025 | $700,000 | 2.4 | 1908 | 1,468 | $477 | $371 | above normal for age |
32053300202600 | Feb-2026 | $810,000 | 2.95 | 1961 | 1,462 | $554 | $423 | above normal for age |
32053100100900 | Nov-2025 | $755,000 | 1.0 | 1970 | 1,188 | $636 | $581 | normal for age |
32051600400700 | Oct-2024 | $817,000 | 1.54 | 1935 | 2,720 | $300 | $264 | above normal for age |
Construction activity — is the area "hot"?
Snohomish County PDS monthly building-permit summary reports for unincorporated Snohomish County — the subject's jurisdiction — parsed for 42 months. "All housing units" adds duplexes, 3–4 unit and 5+ unit buildings, mobile homes and accessory dwellings.
| Year | Single-family units | Valuation | SF units / month | All housing units |
|---|---|---|---|---|
| 2023 | 552 | $269,171,554 | 55.2 | 1,224 |
| 2024 | 735 | $366,010,417 | 61.2 | 1,379 |
| 2025 | 378 | $192,019,577 | 31.5 | 1,273 |
| 2026 | 241 | $130,249,636 | 30.1 | 739 |
New-build absorption in the county sales extract: 4,285 sales of homes built since 2020 (2024: 2,124, 2025: 1,801, 2026 YTD: 360), at a median price of $790,000 for homes built 2022+ (n=3,789).
Read: 2023–2024 was a genuinely hot construction market (~1,200–1,400 new units a year), peaking in January 2024. Single-family permitting then roughly halved for 2025 and has held near 30/month through 2026, while attached and multi-unit product took up the slack. The subject at $665,000 sits at the entry of a market whose new-build stock sells at a $790,000 median.
See docs/LISTING_REVIEW.md for the full reconciliation, the septic/bedroom notes and the recommended price band, and docs/MARKET_ANALYSIS.md Appendix A for the permit data.
Plan view
Parcels & assessment
| Parcel | Situs address | Acres | Sq ft (GIS) | Land | Improvements | Total | $/acre |
|---|---|---|---|---|---|---|---|
32041300401200 | 110 288TH ST NE | 1.0 | 43,517 | $207,500 | $136,600 | $344,100 | $207,500 |
32041300402200 | UNKNOWN | 1.2 | 53,487 | $207,700 | $0 | $207,700 | $173,083 |
Structure record
| Parcel | Type | Use | Built | Fin. sq ft | Style | Beds | Baths | Condition | Heat |
|---|---|---|---|---|---|---|---|---|---|
32041300401200 | DWELLING | Single family | 1950 | 1200 | 11 1 Sty Type I | 2 | 1 | normal for age | Electric baseboard |
Site constraints (parcel-level GIS)
| Check | Intersecting | Detail |
|---|---|---|
| Zoning | 1 | R-5 — Rural-5 Acre |
| City limits (intersecting) | none | |
| Public water district | none | |
| Public sewer district | none | |
| Utility district | 1 | Public Utility District No. 1 |
| FEMA flood zone | none | |
| NWI wetlands | none | |
| Steep slope polygons | 3 | 32041300402200: 2,356 sq ft |
| Soil map units | 11 | RAGNAR FINE SANDY LOAM, 0 TO 8 PERCENT SLOPES; TOKUL GRAVELLY LOAM, 0 TO 8 PERCENT SLOPES; TOKUL GRAVELLY LOAM, 8 TO 15 PERCENT SLOPES |
| Tax code areas | 1 | 01637 |
| Flood control district | none |
Assessor photo
Official records
- assessor account summary · 32041300401200
- parcel map pdf · 32041300401200
- neighborhood sales search · 32041300401200
- building photo · 32041300401200
- assessor account summary · 32041300402200
- parcel map pdf · 32041300402200
- neighborhood sales search · 32041300402200
- building photo · 32041300402200
Sources
- Snohomish County Assessor assessment roll (MainData / NameAddr / LegalDescr, via Open Data portal)
- Snohomish County Assessor Improvement Records workbook
- Snohomish County Assessor Land Records workbook
- Snohomish County GIS ArcGIS Enterprise services (SAS_Parcels, PLANNING__zoning, SAS_Recent_Sales, DISTRICTS__*, ENVIRONMENTAL__*)
- Snohomish County Open Data portal (Recent Property Sales, Assessor SITUS Address)
Data
Machine-readable record: site/data/property.json
(also at data/analysis/property.json). Comparable-sales analysis:
docs/MARKET_ANALYSIS.md ·
docs/PROPERTY_FACT_SHEET.md.