Andre & Jasmine Shelton CMA

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Andre & Jasmine Shelton JUNE 11, 2025

The Novak Team at REAL Brokerage

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Map of Comparable Listings

STATUS:

MLS #

STATUS

ADDRESS

P = PENDING

S = SOLD

BEDS

BATHS

SQFT

PRICE

6113 86th Ave NE

4

2.50

1,810

-

1

Subject

2

2386943

P

6915 85th Avenue NE

4

2.50

2,140

$679,950

3

2285063

S

3306 80th Avenue NE

5

2.50

2,088

$675,000

4

2307332

S

9333 11th Street NE

3

2.50

1,859

$634,333

5

2354122

S

9316 11th Street NE

3

2.50

1,646

$600,000

The Novak Team at REAL Brokerage www.NovakTeam.com

3

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Summary of Comparable Properties P

PENDING LISTINGS

ADDRESS

6915 85th Avenue NE

SOLD DATE

BEDS

BATHS

SQFT

PRICE

$/SQ.FT

-

4

2.50

2,140

$679,950

$318

2,140

$679,950

$318

Averages

S

SOLD LISTINGS

ADDRESS

SOLD DATE

BEDS

BATHS

SQFT

SOLD PRICE

$/SQ.FT

3306 80th Avenue NE

12/23/24

5

2.50

2,088

$675,000

$323

9333 11th Street NE

1/6/25

3

2.50

1,859

$634,333

$341

9316 11th Street NE

5/30/25

3

2.50

1,646

$600,000

$365

1,864

$636,444

$343

Averages

The Novak Team at REAL Brokerage www.NovakTeam.com

4

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

6915 85th Avenue NE

Marysville, WA 98270

$679,950 PENDING

6/9/25

MLS #2386943

4 Beds 2.50 Baths

2,140 Sq. Ft. ($318 / sqft)

Year Built 2010

Days on market: 6

Details Prop Type: Residential

Half baths: 1.0

Updated: Jun 9, 2025 2:39 PM

High: Marysville Getchell High

County: Snohomish

Acres: 0.14001008

List Price: $679,950

Middle: Cedarcrest Sch

Area: 770 - Northwest Snohomish

Lot Size (sqft): 6,098

Orig list price: $679,950

Elementary: Allen Creek Elem

Garages: 2

Assoc Fee: $29

Subdivision: Marysville

List date: 6/3/25

Taxes: $5,031

Style: 12 - 2 Story

Pending date: 6/9/25

School District: Marysville

Building Information: Built On Lot Effective Year Built Source: Public Records

Interior Features: Ceiling Fan(s), Dbl Pane/Storm Windw, Dining Room, Walk-in Closet

Parking Type: GarageAttached, Off Street, Driveway Parking

Energy Source: Electric, Natural Gas

Lot Details: Paved Street, Sidewalk

Potential Terms: Cash Out, Conventional, FHA, VA

Exterior: Cement Planked, Wood

Lot Number: 66

Power Company: PUD

Occupant Name: Kevin & Jessica

Roof: Composition

Full baths: 2.0

Features Appliances Included: Dishwasher(s), Garbage Disposal, Microwave(s), Refrigerator(s), Stove(s)/Range(s) Architecture: NW Contemporary Basement: None Building Complex Or Project: The Ridge at Rock Creek Building Condition: Very Good

Floor Covering: Vinyl, Wall to Wall Carpet, Engineered Hardwood Foundation: Poured Concrete

Occupant Type: Owner

Possession: See Remarks

Sewer Company: City of Marysville Sewer Type: Sewer Connected

The Novak Team at REAL Brokerage www.NovakTeam.com

5

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Site Features: Fenced-Partially, High Speed Internet, Outbuildings, Patio

Topography: Garden Space, Level

Water Company: City of Marysville

View: Mountain, Territorial

Sq Ft Finished: 2140

Water: Public

Water Heater Location: Garage

Sq Ft Source: Realist

Water Heater Type: Gas

Remarks Fantastic 2 story w/ stunning MOUNTAIN VIEWS- The Ridge at Rock Creek. Spacious Open Floor Plan layout + NEW HARDWOODS throughout main. Large kitchen with SS appliances, granite counters, and center island. Featuring 1 bed & bath on the main level - ideal for guests/multi-gen living. Upstairs, you'll find an oversized primary with a 5-piece ensuite bath + walk-in closet, 2 large bedrooms and laundry room. Additional loft/bonus room with endless opportunities. NEW EXTERIOR PAINT. Large and level fully fenced backyard w/ double patio making it the perfect home for hosting. Enjoy CENTRAL A/C on hot days.

Prime location in a great neighborhood near Hwy 9, I-5, shopping & dining. Preinspected. Welcome Home!

Courtesy of KW North Sound Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

6

Comparative Market Analysis

6915 85th Avenue NE

6113 86th Avenue Northeast, Marysville, Washington 98270 Marysville, WA 98270

$679,950 PENDING

6/9/25

MLS #2386943

4 Beds 2.50 Baths

2,140 Sq. Ft. ($318 / sqft)

Year Built 2010

Days on market: 6

The Novak Team at REAL Brokerage www.NovakTeam.com

7

Comparative Market Analysis

6915 85th Avenue NE

6113 86th Avenue Northeast, Marysville, Washington 98270 Marysville, WA 98270

MLS #2386943

The Novak Team at REAL Brokerage www.NovakTeam.com

8

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

The Novak Team at REAL Brokerage www.NovakTeam.com

9

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

3306 80th Avenue NE

Marysville, WA 98270

$675,000 SOLD

12/23/24

MLS #2285063

5 Beds 2.50 Baths

2,088 Sq. Ft. ($323 / sqft)

Year Built 2010

Days on market: 76

Details Prop Type: Residential

Full baths: 2.0

List date: 9/5/24

Orig list price: $685,000

County: Snohomish

Half baths: 1.0

Sold date: 12/23/24

Assoc Fee: $160

Area: 770 - Northwest Snohomish

Acres: 0.12001192000000001

Off-market date: 12/23/24

Taxes: $4,869

Lot Size (sqft): 5,227

Updated: Jan 22, 2025 8:00 PM

School District: Lake Stevens

Subdivision: Soper Hill Style: 12 - 2 Story

Garages: 2

List Price: $675,000

Floor Covering: Ceramic Tile, Hardwood, Wall to Wall Carpet

Parking Type: GarageAttached, Driveway Parking

Foundation: Poured Concrete

Possession: Closing

Interior Features: Bath Off Primary, Ceiling Fan(s), Dbl Pane/Storm Windw, Security System, Vaulted Ceilings, Walk-in Closet

Potential Terms: Cash Out, Conventional, FHA, VA

Sq Ft Finished: 2088

Power Company: Snohomish PUD

Topography: Level, Partial Slope

Roof: Composition

View: Mountain, Territorial

Sewer Company: City of Marysville

Water: Public

Features Appliances Included: Dishwasher(s), Dryer(s), Garbage Disposal, Microwave(s), Refrigerator(s), Stove(s)/Range(s), Washer(s) Basement: None Building Condition: Very Good Building Information: Built On Lot Energy Source: Electric Exterior: Cement Planked, Wood

Lot Details: Curbs, Paved Street, Sidewalk Occupant Name: Vacant Occupant Type: Vacant

Sewer Type: Sewer Connected

Site Features: Cable TV, Deck, Fenced-Fully, High Speed Internet Sq Ft Source: Realist

Water Company: City of Marysville

Financing: VA

The Novak Team at REAL Brokerage www.NovakTeam.com

10

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Remarks Welcome to this pristine move-in-ready home, offering 5 beds and 2.5 baths. This home showcases elegant newer oak floors, ceramic tile, & plush carpeting. The modern kitchen boasts quartz countertops & stylish tiled backsplash, complemented by newer appliances. The inviting primary suite features a vaulted ceiling, a spacious walk-in closet, & an oversized master bath for ultimate relaxation. Enjoy the large deck & expansive backyard with raised garden beds, perfect for outdoor gatherings. This home also includes a two-car garage, a Blink Security Camera System. Conveniently located the highly-coveted Lake Stevens School District & is close to shopping & restaurants, with easy access to I-5 & Hwy 9, it combines comfort & connectivity.

Courtesy of Flux Real Estate Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

11

Comparative Market Analysis

3306 80th Avenue NE

6113 86th Avenue Northeast, Marysville, Washington 98270 Marysville, WA 98270

$675,000 SOLD

12/23/24

MLS #2285063

5 Beds 2.50 Baths

2,088 Sq. Ft. ($323 / sqft)

Year Built 2010

Days on market: 76

The Novak Team at REAL Brokerage www.NovakTeam.com

12

Comparative Market Analysis

3306 80th Avenue NE

6113 86th Avenue Northeast, Marysville, Washington 98270 Marysville, WA 98270

MLS #2285063

The Novak Team at REAL Brokerage www.NovakTeam.com

13

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

The Novak Team at REAL Brokerage www.NovakTeam.com

14

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

9333 11th Street NE

Lake Stevens, WA 98258

$634,333 SOLD

1/6/25

MLS #2307332

3 Beds 2.50 Baths

1,859 Sq. Ft. ($341 / sqft)

Year Built 2010

Days on market: 30

Details Prop Type: Condominium

Half baths: 1.0

Off-market date: 1/6/25

School District: Lake Stevens

County: Snohomish

Acres: 0.07987784

High: Buyer To Verify

Area: 760 - Northeast Snohomish?

Lot Size (sqft): 3,479

Updated: Feb 5, 2025 8:00 PM

Elementary: Buyer To Verify

Garages: 2

List Price: $629,333

Subdivision: Lake Stevens

List date: 11/7/24

Orig list price: $649,999

Style: 31 - Condo (2 Levels)

Sold date: 1/6/25

Assoc Fee: $332

Full baths: 2.0

Middle: Buyer To Verify

Taxes: $4,647

Features Appliances Included: Dishwasher(s), Garbage Disposal, Microwave(s), Refrigerator(s), Stove(s)/Range(s)

Exterior: Metal/Vinyl

Building Complex Or Project: Sunburst Place Condominium

Occupant Name: Ray and Ali

Effective Year Built Source: Public Records

Parking Type: Individual Garage

Financing: Conventional Lot Details: Paved Street Stories: 2 Occupant Type: Owner

Energy Source: Natural Gas

Possession: Negotiable, See Remarks

Unit Features: Vaulted Ceilings, Walk-in Closet, Yard

Potential Terms: Cash Out, Conventional, FHA, VA

Water Company: PUD

Power Company: PUD

Water Heater Location: Garage

Roof: Composition

Water Heater Type: Gas

Sewer Company: Lake Stevens Sewer Sq Ft Source: Title

The Novak Team at REAL Brokerage www.NovakTeam.com

15

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Remarks 3 Bedroom+ office or easily convert to 4th Bedroom! Desirable location, well maintained home near Frontier Village. Walking distance to multiple restaurants and shops! The main floor living area is bright and spacious. Kitchen with granite, stainless steel appliances and breakfast bar. Large living area with gas fireplace. The upper level features a fantastic master bedroom with 5-piece bath, walk in closet and an attached room with many possibilities. There are two additional bedrooms & a laundry room.

Two-car attached garage. Enjoy views of Lake Stevens from your deck in your fully fenced, low maintenance backyard.

Courtesy of The Preview Group Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

16

Comparative Market Analysis

9333 11th Street NE

6113 86th Avenue Northeast, Marysville, Washington 98270 Lake Stevens, WA 98258

$634,333 SOLD

1/6/25

MLS #2307332

3 Beds 2.50 Baths

1,859 Sq. Ft. ($341 / sqft)

Year Built 2010

Days on market: 30

The Novak Team at REAL Brokerage www.NovakTeam.com

17

Comparative Market Analysis

9333 11th Street NE

6113 86th Avenue Northeast, Marysville, Washington 98270 Lake Stevens, WA 98258

MLS #2307332

The Novak Team at REAL Brokerage www.NovakTeam.com

18

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

9316 11th Street NE $600,000 SOLD

MLS #2354122

Lake Stevens, WA 98258

5/30/25

3 Beds 2.50 Baths

1,646 Sq. Ft. ($365 / sqft)

Year Built 2010

Days on market: 25

Details Prop Type: Condominium

Half baths: 1.0

County: Snohomish

Acres: 0.08384992000000001

Area: 760 - Northeast Snohomish?

Updated: Jun 4, 2025 7:00 AM

High: Lake Stevens Snr Hig

List Price: $610,000

Elementary: Stevens Creek Elementary

Lot Size (sqft): 3,652

Orig list price: $625,000

Subdivision: Downtown Lk Stevens

List date: 4/3/25

Assoc Fee: $27

Sold date: 5/30/25

Taxes: $4,585

Style: 31 - Condo (2 Levels)

Off-market date: 5/30/25

School District: Lake Stevens

Exterior: Cement Planked

Parking Type: Individual Garage

Middle: Cavelero

Full baths: 2.0

Features Appliances Included: Dishwasher(s), Microwave(s), Stove(s)/Range(s), Refrigerator(s) Building Complex Or Project: Sunburst Place Effective Year Built Source: Public Records Energy Source: Electric, Natural Gas

Financing: Cash Floor Covering: Wall to Wall Carpet, Laminate Hardwood

Possession: Closing

Sq Ft Source: Appraisal Sketch Unit Features: Balcony/Deck/ Patio, Insulated Windows, Primary Bath, Walk-in Closet

Lot Details: Alley, Paved Street

Potential Terms: Cash Out, Conventional

Stories: 2

Power Company: PUD

Water Company: PUD

Occupant Name: Mr. Kwik Klose

Roof: Composition

Water Heater Location: Garage

Occupant Type: Vacant

Sewer Company: Lake Stevens Sewer

View: Territorial

Water Heater Type: Gas

The Novak Team at REAL Brokerage www.NovakTeam.com

19

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Remarks This exciting 3 bedroom, 2.5 bathroom home in the heart of Lake Stevens is move-in ready & waiting for you. From the moment you step inside, youll love the gleaming wood floors, fresh interior & exterior paint, and bold granite countertops that add a touch of style to every space. Stainless appliances and new lavish kitchen tub sink. The spacious primary suite offers a private retreat with its own ensuite bathroom, while the cozy gas fireplace in the living room creates the perfect ambiance for relaxing evenings.

Gorgeous dining room space allows for large gatherings. Outside, enjoy the fully fenced yardideal for pets or play. Large 2 car garage is full size and located in back of home. Major amenities and lake are close by & short walk.

Courtesy of Ballpark Realty Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

20

Comparative Market Analysis

9316 11th Street NE

6113 86th Avenue Northeast, Marysville, Washington 98270

$600,000 SOLD

MLS #2354122

Lake Stevens, WA 98258

5/30/25

3 Beds 2.50 Baths

1,646 Sq. Ft. ($365 / sqft)

Year Built 2010

Days on market: 25

The Novak Team at REAL Brokerage www.NovakTeam.com

21

Comparative Market Analysis

9316 11th Street NE

6113 86th Avenue Northeast, Marysville, Washington 98270 Lake Stevens, WA 98258

MLS #2354122

The Novak Team at REAL Brokerage www.NovakTeam.com

22

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

The Novak Team at REAL Brokerage www.NovakTeam.com

23

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Sold Property Analysis Averages

97.38%

Homes sold for an average of 97.38% of their list price.

44

Days on market

It took an average of 44 days for a home to sell.

Analysis ADDRESS

ORIG LIST PRICE

SOLD PRICE

% OF ORIG LIST PRICE

DOM

$ PER SQFT

3306 80th Avenue NE

$685,000

$675,000

98.54%

76

$323

9333 11th Street NE

$649,999

$634,333

97.59%

30

$341

9316 11th Street NE

$625,000

$600,000

96.00%

25

$365

Averages

$653,333

$636,444

97.38%

44

$343

The Novak Team at REAL Brokerage www.NovakTeam.com

24

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Intelligent Pricing and Timing

Pricing a home for sale is as much art as science, but there are a few truisms that never change.

• Fair market value attracts buyers, overpricing never does.

• The first two weeks of marketing are crucial.

• The market never lies, but it can change its mind.

Fair market value is what a willing buyer and a willing seller agree by contract is a fair price for the home. Values can be impacted by a wide range of reasons, but the two biggest are location and condition. Generally, fair market value can be estimated by considering the comparables - other similar homes that have sold or are currently for sale in the same area.

Sellers often view their homes as special, which tempts them to put a higher price on it, believing they can always come down later, but that's a serious mistake.

Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range and look for the best value in that range.

The Novak Team at REAL Brokerage www.NovakTeam.com

25

Comparative Market Analysis

6113 86th Avenue Northeast, Marysville, Washington 98270

Intelligent Pricing and Timing

Your best chance of selling your home is in the first two weeks of marketing. Your home is fresh and exciting to buyers and to their agents.

With a sign in the yard, full description and photos in the local Multiple Listing Service, distribution across the Internet, open houses, broker's caravan, ads, and email blasts to your listing agent's buyers, your home will get the greatest flurry of attention and interest in the first two weeks.

If you don't get many showings or offers, you've probably overpriced your home, and it's not comparing well to the competition.

Since you can't change the location, you'll have to either improve the home's condition or lower the price.

Consult with your agent and ask for feedback. Perhaps you can do a little more to spruce up your home's curb appeal, or perhaps stage the interior to better advantage.

The market can always change its mind and give your home another chance, but by then you've lost precious time and perhaps allowed a stigma to cloud your home's value.

Intelligent pricing isn't about getting the most for your home - it's about getting your home sold quickly at fair market value.

The Novak Team at REAL Brokerage www.NovakTeam.com

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