CMA Blake

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Blake Estate Property NOVEMBER 11, 2025

The Novak Team at REAL Brokerage

Contact Rachael Novak Real Estate Expert (425) 475-2834 Rachael@novakteam.com

Mike Novak Real Estate Expert (425) 287-6396 Mike@NovakTeam.com

10025 19th Ave NE, Ste. 101 Everett, WA 98208 www.NovakTeam.Com

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Map of Comparable Listings

STATUS:

MLS #

STATUS

ADDRESS

S = SOLD

P = PENDING

A = ACTIVE

BEDS

BATHS

SQFT

PRICE

1931 Hoyt Ave

3

2.00

1,532

-

1

Subject

2

2345062

S

1911 Rucker Avenue

3

1.00

1,772

$600,000

3

2374119

S

1826 Wetmore Avenue

4

1.75

1,568

$611,000

4

2401079

S

1519 Oakes Avenue

3

1.00

1,845

$635,000

5

2400443

S

2014 Oakes Avenue

4

1.75

1,524

$710,500

6

2406018

S

2309 Rucker Avenue

4

1.75

1,890

$715,000

7

2363105

S

2323 Rucker Avenue

5

2.50

2,800

$950,000

8

2436966

P

2323 Oakes Avenue

3

1.75

1,176

$599,999

9

2442455

P

2217 Hoyt Avenue A

3

1.75

2,460

$649,950

10

2396991

A

1925 Lombard Avenue A

3

1.00

1,244

$465,000

11

2429539

A

1620 1/2 Lombard Avenue

3

1.75

1,130

$470,000

The Novak Team at REAL Brokerage www.NovakTeam.com

3

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Summary of Comparable Properties S

SOLD LISTINGS

ADDRESS

SOLD DATE

BEDS

BATHS

SQFT

SOLD PRICE

$/SQ.FT

1911 Rucker Avenue

7/2/25

3

1.00

1,772

$600,000

$339

1826 Wetmore Avenue

6/26/25

4

1.75

1,568

$611,000

$390

1519 Oakes Avenue

7/29/25

3

1.00

1,845

$635,000

$344

2014 Oakes Avenue

8/20/25

4

1.75

1,524

$710,500

$466

2309 Rucker Avenue

9/11/25

4

1.75

1,890

$715,000

$378

2323 Rucker Avenue

5/27/25

5

2.50

2,800

$950,000

$339

1,899

$703,583

$376

Averages

P

PENDING LISTINGS

ADDRESS

SOLD DATE

BEDS

BATHS

SQFT

PRICE

$/SQ.FT

2323 Oakes Avenue

-

3

1.75

1,176

$599,999

$510

2217 Hoyt Avenue A

-

3

1.75

2,460

$649,950

$264

1,818

$624,974

$387

Averages

A

ACTIVE LISTINGS

ADDRESS

SOLD DATE

BEDS

BATHS

SQFT

PRICE

$/SQ.FT

1925 Lombard Avenue A

-

3

1.00

1,244

$465,000

$374

1620 1/2 Lombard Avenue

-

3

1.75

1,130

$470,000

$416

1,187

$467,500

$395

Averages

The Novak Team at REAL Brokerage www.NovakTeam.com

4

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

1911 Rucker Avenue $600,000 SOLD

MLS #2345062

Everett, WA 98201

7/2/25

3 Beds 1.00 Baths

1,772 Sq. Ft. ($339 / sqft)

Year Built 1905

Days on market: 5

Details Prop Type: Residential

Full baths: 1.0

Sold date: 7/2/25

Orig list price: $600,000

County: Snohomish

Acres: 0.07000504

Off-market date: 7/2/25

Taxes: $3,890

Area: 740 - Everett/Mukilteo

Lot Size (sqft): 3,049

School District: Everett

Subdivision: Historic N Everett

Garages: 1

Updated: Aug 1, 2025 9:00 PM

Style: 17 - 1 1/2 Stry w/Bsmt

List date: 5/15/25

List Price: $600,000

Exterior: Wood

Sewer Type: Sewer Connected

Financing: VA

Parking Type: GarageDetached

Floor Covering: Fir/Softwood

Possession: Negotiable

Sq Ft Source: realist

Foundation: Post & Pillar, Poured Concrete

Potential Terms: Cash Out, Conventional, FHA, VA

Topography: Garden Space, Level

Interior Features: Dining Room

Power Company: Snohomish County PUD

View: Mountain

Features Appliances Included: Dishwasher(s), Dryer(s), Microwave(s), Refrigerator(s), Stove(s)/Range(s), Washer(s) Architecture: Traditional Basement: Unfinished Building Condition: Good Building Information: Built On Lot Energy Source: Electric, Oil

Lot Details: Alley, Sidewalk Occupant Name: Fate Occupant Type: Owner

Roof: Composition Sewer Company: Everett Public Utilities

Sq Ft Finished: 1448

Water: Public Water Company: Everett Public Utilities

The Novak Team at REAL Brokerage www.NovakTeam.com

5

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Remarks Charming Historic Beauty in Superb Neighborhood. Feels a bit like a storybook home when you walk up to the front door, come on in and find a wonderfully cozy living and dining room, bedroom, full bath and spacious remodeled kitchen with ample cabinet space on this floor as well. This place just feels right, wood floors, full of charm and vintage character. Upstairs there are two more bedrooms, one of them a very large master-sized space. Mini-split AC units on each floor for your comfort. Basement with great storage accessed through a fun trap door in the home. The backyard is private, detached garage, the location splendid just two short blocks from Grand Avenue Park and the pedestrian bridge to the marina and waterfront. Welcome home!

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

The Novak Team at REAL Brokerage www.NovakTeam.com

6

Comparative Market Analysis

1911 Rucker Avenue

1931 Hoyt Avenue, Everett, Washington 98201

$600,000 SOLD

MLS #2345062

Everett, WA 98201

7/2/25

3 Beds 1.00 Baths

1,772 Sq. Ft. ($339 / sqft)

Year Built 1905

Days on market: 5

The Novak Team at REAL Brokerage www.NovakTeam.com

7

Comparative Market Analysis

1911 Rucker Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2345062

The Novak Team at REAL Brokerage www.NovakTeam.com

8

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

1826 Wetmore Avenue $611,000 SOLD

MLS #2374119

Everett, WA 98201

4 Beds 1.75 Baths Year Built 1911

6/26/25

1,568 Sq. Ft. ($390 / sqft) Days on market: 3

Details Prop Type: Residential

3/4 Baths: 1.0

Off-market date: 6/26/25

School District: Everett

County: Snohomish

Acres: 0.14001008

High: Everett High

Area: 740 - Everett/Mukilteo

Lot Size (sqft): 6,098

Updated: Jul 26, 2025 9:00 PM

Garages: 2

List Price: $601,199

Elementary: Whittier Elem

Style: 11 - 1 1/2 Story

List date: 5/29/25

Orig list price: $601,199

Full baths: 1.0

Sold date: 6/26/25

Taxes: $4,270

Exterior: Wood

Occupant Name: Vacant

Financing: Conventional

Occupant Type: Vacant

Floor Covering: Ceramic Tile, Fir/Softwood, Hardwood, Wall to Wall Carpet

Parking Type: GarageDetached

Foundation: Post & Block

Potential Terms: Cash Out, Conventional, FHA, State Bond, VA

Subdivision: North Everett

Middle: North Mid

Features Appliances Included: Dishwasher(s), Dryer(s), Garbage Disposal, Refrigerator(s), Stove(s)/Range(s), Washer(s) Architecture: Craftsman Basement: None Building Complex Or Project: Everett Division B Building Condition: Average Building Information: Built On Lot Energy Source: Natural Gas

Interior Features: Dining Room, Walk-in Closet Leased Equipment: None Lot Details: Alley, Curbs, Paved Street, Sidewalk

Possession: Closing

Power Company: Snohomish PUD Roof: Composition

Sewer Company: City of Everett Sewer Type: Sewer Connected Site Features: Cable TV, Fenced-Fully, Gas Available, Patio Sq Ft Finished: 1568 Sq Ft Source: Snohomish County Records Topography: Level Water: Public

Lot Number: 19-20

The Novak Team at REAL Brokerage www.NovakTeam.com

9

Comparative Market Analysis

Water Company: City of Everett

1931 Hoyt Avenue, Everett, Washington 98201

Water Heater Location: Utility room

Water Heater Type: Tankless

Remarks This much-loved home in historic N Everett has abundant potential, and is ready for its' new owner's inspiration. Original style and finishes add warmth and character; the large level lot allows for expansion or the addition of a DADU. One bedroom on the main floor, three upstairs, and a bathroom on both levels. The fully fenced yard receives plentiful sunlight, perfect for gardening and outdoor activities and there is easy alley access to the 2-car garage and fenced yard. Newer gas furnace and tankless water heater.

The home is located in an established residential neighborhood with readily available public transportation, as well as schools, medical facilities and other services.

Courtesy of Coldwell Banker Danforth Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

10

Comparative Market Analysis

1826 Wetmore Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

$611,000 SOLD

4 Beds 1.75 Baths Year Built 1911

6/26/25

MLS #2374119 1,568 Sq. Ft. ($390 / sqft) Days on market: 3

The Novak Team at REAL Brokerage www.NovakTeam.com

11

Comparative Market Analysis

1826 Wetmore Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2374119

The Novak Team at REAL Brokerage www.NovakTeam.com

12

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

13

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

1519 Oakes Avenue $635,000 SOLD

MLS #2401079

Everett, WA 98201

3 Beds 1.00 Baths Year Built 1930

7/29/25

1,845 Sq. Ft. ($344 / sqft) Days on market: 7

Details Prop Type: Residential

Full baths: 1.0

Sold date: 7/29/25

Taxes: $3,999

County: Snohomish

Off-market date: 7/29/25

School District: Everett

Area: 740 - Everett/Mukilteo

Acres: 0.10001376000000001

Subdivision: Historic N Everett

Updated: Aug 28, 2025 9:00 PM

High: Everett High

Lot Size (sqft): 4,356

Style: 11 - 1 1/2 Story

Garages: 2

List Price: $599,999

Elementary: Whittier Elem

List date: 6/30/25

Orig list price: $599,999

Financing: FHA

Occupant Type: Vacant

Sewer Type: Sewer Connected

Floor Covering: Fir/Softwood, Hardwood

Parking Type: GarageDetached

Site Features: Cable TV, Deck, Fenced-Fully

Foundation: Poured Concrete

Possession: Closing

Sq Ft Finished: 1077

Building Information: Built On Lot

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

Potential Terms: Cash Out, Conventional

Sq Ft Source: SCR

Effective Year Built Source: Public Records

Power Company: PUD

Lot Details: Alley, Curbs, Paved Street, Sidewalk

View: Territorial

Roof: Composition

Water: Public

Energy Source: Natural Gas

Occupant Name: Vacant

Sewer Company: City of Everett

Water Company: City of Everett

Middle: North Mid

Features Appliances Included: Dishwasher(s), Dryer(s), Microwave(s), Refrigerator(s), Washer(s), Stove(s)/Range(s) Basement: Unfinished

Exterior: Wood

Topography: Garden Space

The Novak Team at REAL Brokerage www.NovakTeam.com

14

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Remarks Beautiful 1930's cottage is so inviting, you'll feel at home the moment you enter! Cozy gas fireplace welcomes all with a warm glow. Spacious living and dining rooms are stylish with period lighting and hardwood floors. Flex room offers the opportunity for 3rd bedroom or Den on the main level with an updated bathroom right around the corner! A remodeled kitchen with darling breakfast nook is the perfect spot to enjoy coffee each morning. Step outside to a private back deck with fruit trees, gardening space, and a fully fenced yard. The detached garage is insulated and has power. An unfinished basement offers tons of potential.

Courtesy of Windermere Real Estate M2 LLC Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

15

Comparative Market Analysis

1519 Oakes Avenue

1931 Hoyt Avenue, Everett, Washington 98201

$635,000 SOLD

MLS #2401079

Everett, WA 98201

3 Beds 1.00 Baths Year Built 1930

7/29/25

1,845 Sq. Ft. ($344 / sqft) Days on market: 7

The Novak Team at REAL Brokerage www.NovakTeam.com

16

Comparative Market Analysis

1519 Oakes Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2401079

The Novak Team at REAL Brokerage www.NovakTeam.com

17

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

2014 Oakes Avenue $710,500 SOLD

MLS #2400443

Everett, WA 98201

4 Beds 1.75 Baths Year Built 1991

8/20/25

1,524 Sq. Ft. ($466 / sqft) Days on market: 5

Details Prop Type: Residential

3/4 Baths: 1.0

Sold date: 8/20/25

School District: Everett

County: Snohomish

Off-market date: 8/20/25

High: Everett High

Area: 740 - Everett/Mukilteo

Acres: 0.10001376000000001

Subdivision: North Everett

Updated: Sep 19, 2025 9:00 PM

Middle: North Mid

Lot Dim: 38 x 120

Style: 12 - 2 Story

Lot Size (sqft): 4,356

List Price: $649,500

Full baths: 1.0

Garages: 2

Orig list price: $649,500

List date: 7/9/25

Taxes: $4,820

Exterior: Cement Planked

Lot Details: Alley, Paved Street, Sidewalk

Power Company: Snohomish Co., PUD

Floor Covering: Laminate, Vinyl, Vinyl Plank, Wall to Wall Carpet

Lot Number: 26 & The South half of Lot 27

Roof: Composition

Occupant Name: Kay Adams

Sewer Company: City of Everett

Foundation: Poured Concrete

Occupant Type: Owner

Sewer Type: Sewer Connected

Interior Features: Ceiling Fan(s), Dbl Pane/Storm Windw, Dining Room, French Doors

Parking Type: GarageDetached, Off Street

Site Features: Cable TV, Deck, Dog Run, Fenced-Fully, Gas Available, RV Parking

Elementary: Whittier Elem

Features Appliances Included: Dishwasher(s), Dryer(s), Garbage Disposal, Microwave(s), Refrigerator(s), Stove(s)/Range(s), Washer(s) Building Complex Or Project: Plat of Everett Building Information: Built On Lot Effective Year Built Source: Public Records Energy Source: Natural Gas

Financing: Conventional

Leased Equipment: None

Possession: Negotiable Potential Terms: Cash Out, Conventional, FHA, VA

Sq Ft Finished: 1524 Sq Ft Source: Realist

The Novak Team at REAL Brokerage www.NovakTeam.com

18

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Topography: Garden Space, Level, Partial Slope

Water Company: City of Everett

Water: Public

Water Heater Location: Laundry Room

Water Heater Type: Tankless

Remarks Delightful Craftsman styled home in No Everett. Built in 1991 w/so many recent updates ~ perfect kitchen w/luxury planked vinyl, Quartz counters w/tile backsplash, new cabinets & cozy eating nook. Living & dining w/fireplace (plumbed for gas) & laminate floors. Main level Primary + updated 3/4 bth w/big walk-in shower & Quartz counters. 2nd bdrm/ den also on the main + laundry rm w/barn door slider. 2 generously sized bdrms & full guest bath upstairs, all w/ brand new carpeting. Detached 2 car garage + RV prkg, wood wrapped vinyl windows thru out, natural gas heat, tankless hot water, cement planked siding on home & garage, newer comp roof, fenced yard & so much more. You just will not be disappointed in this beautifully maintained home.

Courtesy of Windermere Real Estate M2 LLC Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

19

Comparative Market Analysis

2014 Oakes Avenue

1931 Hoyt Avenue, Everett, Washington 98201

$710,500 SOLD

MLS #2400443

Everett, WA 98201

4 Beds 1.75 Baths Year Built 1991

8/20/25

1,524 Sq. Ft. ($466 / sqft) Days on market: 5

The Novak Team at REAL Brokerage www.NovakTeam.com

20

Comparative Market Analysis

2014 Oakes Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2400443

The Novak Team at REAL Brokerage www.NovakTeam.com

21

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

22

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

23

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

2309 Rucker Avenue $715,000 SOLD

MLS #2406018

Everett, WA 98201

9/11/25

4 Beds 1.75 Baths

1,890 Sq. Ft. ($378 / sqft)

Year Built 1910

Days on market: 42

Details Prop Type: Residential

3/4 Baths: 1.0

Off-market date: 9/11/25

School District: Everett

County: Snohomish

Acres: 0.14001008

High: Buyer To Verify

Area: 740 - Everett/Mukilteo

Lot Size (sqft): 6,098

Updated: Oct 11, 2025 9:00 PM

Garages: 2

List Price: $735,000

Elementary: Buyer To Verify

Style: 12 - 2 Story

List date: 7/10/25

Orig list price: $735,000

Full baths: 1.0

Sold date: 9/11/25

Taxes: $5,175

Appliances Included: Dishwasher(s), Double Oven, Dryer(s), Garbage Disposal, Microwave(s), Refrigerator(s), Stove(s)/Range(s), Washer(s)

Exterior: Wood Financing: Conventional

Parking Type: GarageDetached

Floor Covering: Hardwood

Possession: Closing

Foundation: Post & Block

Sq Ft Finished: 1890

Basement: None

Interior Features: Ceiling Fan(s), Dining Room, Walk-in Closet

Potential Terms: Cash Out, Conventional, FHA, VA Power Company: PUD

Topography: Level

Roof: Composition

Water: Public

Subdivision: Everett

Middle: Buyer To Verify

Features

Building Information: Built On Lot

Site Features: Cable TV, Fenced-Fully, Gas Available, Patio Sq Ft Source: tas records

Effective Year Built Source: Public Records

Lot Details: Alley, Curbs, Paved Street, Sidewalk

Sewer Company: City of Everett

Water Company: City of Everett

Energy Source: Electric, Natural Gas

Occupant Name: Barber

Sewer Type: Sewer Connected

Water Heater Type: Gas

Occupant Type: Owner

The Novak Team at REAL Brokerage www.NovakTeam.com

24

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Remarks Stunning 1910 Farmhouse with sweeping Puget Sound views, perched high on a scenic bluff, this beautifully preserved 1910 farmhouse offers front-row views of Puget Sound and the majestic Olympic Mountains. Rich in history and character, this home blends vintage charm with thoughtful modern updates all just minutes from waterfront parks, cozy cafes, and vibrant downtown shops. Inside, you'll find original fir floors that whisper stories of the past, paired with updated systems including newer windows, heating, and more. The spacious, light-filled rooms are perfect for both quiet mornings and lively gatherings. Whether you're drawn to the charm, the views, or the lifestyle, this lovingly maintained home is a rare gem.

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

The Novak Team at REAL Brokerage www.NovakTeam.com

25

Comparative Market Analysis

2309 Rucker Avenue

1931 Hoyt Avenue, Everett, Washington 98201

$715,000 SOLD

MLS #2406018

Everett, WA 98201

9/11/25

4 Beds 1.75 Baths

1,890 Sq. Ft. ($378 / sqft)

Year Built 1910

Days on market: 42

The Novak Team at REAL Brokerage www.NovakTeam.com

26

Comparative Market Analysis

2309 Rucker Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2406018

The Novak Team at REAL Brokerage www.NovakTeam.com

27

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

28

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

2323 Rucker Avenue $950,000 SOLD

MLS #2363105

Everett, WA 98201

5 Beds 2.50 Baths Year Built 1928

5/27/25

2,800 Sq. Ft. ($339 / sqft) Days on market: 6

Details Prop Type: Residential

Full baths: 2.0

List date: 4/23/25

List Price: $950,000

County: Snohomish

Half baths: 1.0

Sold date: 5/27/25

Orig list price: $950,000

Area: 740 - Everett/Mukilteo

Acres: 0.14001008

Off-market date: 5/27/25

Taxes: $4,732

Subdivision: Historic N Everett

Lot Size (sqft): 6,098

School District: Everett

Style: 18 - 2 Stories w/Bsmnt

Garages: 2

Updated: Jun 26, 2025 9:00 PM

Effective Year Built Source: Public Records

Lot Details: Alley, Curbs, Paved Street, Sidewalk

Energy Source: Natural Gas

Lot Number: 12&13

Exterior: Stucco

Occupant Name: Rob & Kelly

Site Features: Cable TV, Fenced-Fully, Gas Available, Outbuildings, Patio, RV Parking, Shop

Financing: Conventional

Occupant Type: Owner

Floor Covering: Hardwood, Vinyl, Wall to Wall Carpet

Parking Type: Driveway Parking, Garage-Detached

Foundation: Poured Concrete

Possession: Closing

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

Potential Terms: Cash Out, Conventional, FHA, VA

High: Everett High

Features Appliances Included: Dishwasher(s), Double Oven, Dryer(s), Microwave(s), Refrigerator(s), Stove(s)/Range(s), Washer(s) Architecture: Tudor Basement: Fully Finished Building Condition: Very Good Building Information: Built On Lot Community Features: Boat Launch, Park

Sq Ft Finished: 2800 Sq Ft Source: MLS Topography: Garden Space, Level, Terraces View: Mountain, Ocean, Partial Water: Public

Roof: Composition Sewer Type: Sewer Connected

The Novak Team at REAL Brokerage www.NovakTeam.com

29

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Remarks [Monte Cristo Award Winner] Perched gracefully above Rucker Ave w/storybook curb appeal, this impeccably maintained historic home blends the rich character of yesteryear w/the comforts of today. Step inside where original architectural details have been lovingly preserved, complemented by a sleek, modern kitchen. 3 generous bedrooms upstairs & main floor bedroom/office. Fully finished lower level w/bonus room, bedroom & laundry w/full bath. An enchanting courtyard invites you to unwind, sip your morning coffee, or entertain effortlessly. 2-car garage (currently home gym) & RV parkingaccessed through automatic gate off paved alley. This is an opportunity to own a piece of Everetts heritage, thoughtfully updated for the way you live today.

Courtesy of Wilson Realty Exchange, Inc. Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

30

Comparative Market Analysis

2323 Rucker Avenue

1931 Hoyt Avenue, Everett, Washington 98201

$950,000 SOLD

MLS #2363105

Everett, WA 98201

5 Beds 2.50 Baths Year Built 1928

5/27/25

2,800 Sq. Ft. ($339 / sqft) Days on market: 6

The Novak Team at REAL Brokerage www.NovakTeam.com

31

Comparative Market Analysis

2323 Rucker Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2363105

The Novak Team at REAL Brokerage www.NovakTeam.com

32

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

33

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

34

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

2323 Oakes Avenue $599,999 PENDING

MLS #2436966

Everett, WA 98201

10/2/25

3 Beds 1.75 Baths

1,176 Sq. Ft. ($510 / sqft)

Year Built 1977

Days on market: 6

Details Prop Type: Residential

Full baths: 1.0

List date: 9/26/25

Orig list price: $599,999

County: Snohomish

3/4 Baths: 1.0

Pending date: 10/2/25

Taxes: $4,613

Area: 740 - Everett/Mukilteo

Acres: 0.14001008

School District: Everett

Subdivision: Everett

Lot Size (sqft): 6,098

Updated: Oct 14, 2025 3:17 AM

Style: 10 - 1 Story

Garages: 1

List Price: $599,999

Foundation: Poured Concrete

Potential Terms: Cash Out, Conventional, FHA, VA

Topography: Garden Space, Level

Power Company: Elec: PUD / Gas: PSE

View: Territorial

Roof: Composition

Water Company: City of Everett

Features Appliances Included: Dishwasher(s), Refrigerator(s), Stove(s)/Range(s) Basement: None

Interior Features: Dbl Pane/ Storm Windw, Dining Room, Security System

Building Complex Or Project: Everett

Lot Details: Alley, Curbs, Paved Street, Sidewalk

Building Information: Built On Lot, Detached

Lot Number: 11-12

Energy Source: Natural Gas

Occupant Name: Sandra & Jose

Exterior: Wood Products

Occupant Type: Owner

Floor Covering: Laminate Hardwood, See Remarks, Vinyl, Vinyl Plank, Wall to Wall Carpet

Parking Type: Driveway Parking, Garage-Attached, Off Street

Sewer Company: City of Everett Sewer Type: Sewer Connected Site Features: Fenced-Fully, Gated Entry, Outbuildings, Patio, RV Parking

Water: Public

Water Heater Location: Garage Water Heater Type: Gas

Sq Ft Finished: 1176 Sq Ft Source: Realist

Possession: Closing

The Novak Team at REAL Brokerage www.NovakTeam.com

35

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Remarks Charming and beautifully updated single-story rambler in the heart of historic Everett, where shops, cafes, parks, and the waterfront are just steps away! Sitting on rare double lot w/ alley access, this lovingly cared-for home blends classic character with thoughtful updates including LVP flooring, updated fixtures, fresh paint, warm brick accents. Kitchen shines w/ stainless steel, gas range, copper backsplash, and striking wood-slab counters, sliding door opens to a beautiful private patio perfect for gatherings. Both bathrooms remodeled (2023 & 2025), and theres RV electrical hookup, gated parking, raised garden beds, onecar garage. Enjoy your morning coffee on the patio, walk to nearby parks, and endless local amenities to explore!

Courtesy of 1 Percent Lists Tacoma Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

36

Comparative Market Analysis

2323 Oakes Avenue

1931 Hoyt Avenue, Everett, Washington 98201

$599,999 PENDING

MLS #2436966

Everett, WA 98201

10/2/25

3 Beds 1.75 Baths

1,176 Sq. Ft. ($510 / sqft)

Year Built 1977

Days on market: 6

The Novak Team at REAL Brokerage www.NovakTeam.com

37

Comparative Market Analysis

2323 Oakes Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2436966

The Novak Team at REAL Brokerage www.NovakTeam.com

38

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

39

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

2217 Hoyt Avenue A $649,950 PENDING

MLS #2442455

Everett, WA 98201

3 Beds 1.75 Baths Year Built 1938

10/25/25

2,460 Sq. Ft. ($264 / sqft) Days on market: 9

Details Prop Type: Residential

3/4 Baths: 1.0

County: Snohomish Area: 740 - Everett/Mukilteo Subdivision: Everett Style: 17 - 1 1/2 Stry w/Bsmt

School District: Everett

Acres: 0.07383936

Updated: Oct 25, 2025 5:46 AM

Lot Size (sqft): 3,216

List Price: $649,950

Middle: North Mid

List date: 10/16/25

Orig list price: $649,950

Elementary: Whittier Elem

Pending date: 10/25/25

Assoc Fee: $15

High: Everett High

Taxes: $2,238

Full baths: 1.0

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

Energy Source: Electric, Natural Gas

Occupant Name: Vacant

Exterior: Wood

Parking Type: Off Street, Driveway Parking

Sq Ft Finished: 1380

Possession: Closing

Water: Public

Potential Terms: Conventional

Water Company: City of Everett

Architecture: Craftsman

Floor Covering: Ceramic Tile, Wall to Wall Carpet, Vinyl Plank

Basement: Unfinished

Foundation: Poured Concrete

Building Condition: Good

Interior Features: Bath Off Primary, Dbl Pane/Storm Windw, Dining Room, Security System, Walk-in Closet

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

Lot Details: Curbs, Open Space, Paved Street, Sidewalk

Occupant Type: Vacant

Power Company: PUD Roof: Composition Sewer Company: City of Everett

Site Features: Deck, FencedFully Sq Ft Source: Realist

Water Heater Location: Basement Water Heater Type: Gas

Sewer Type: Sewer Connected

The Novak Team at REAL Brokerage www.NovakTeam.com

40

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Remarks Gorgeous home in Historic Everett! This beautifully remodeled 3-bedroom, 2-bath Craftsman perfectly blends modern design with timeless character. Ideally situated in the heart of historic Everett and just moments from the waterfront, shopping, and dining, this 3-story gem has been thoughtfully updated from top to bottom. Every detail was consideredfrom the stylish new finishes to the preserved Craftsman touches that give the home its warmth and charm. The inviting layout overlooks a landscaped, fully fenced backyard lined with trees for privacy. Part of a small HOA shared with the duplex behind, this home offers a sense of community with very minimal fees. A true Everett dreammove-in ready and a sight to see!

Courtesy of Windermere RE North, Inc. Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

41

Comparative Market Analysis

2217 Hoyt Avenue A

1931 Hoyt Avenue, Everett, Washington 98201

$649,950 PENDING

MLS #2442455

Everett, WA 98201

10/25/25

3 Beds 1.75 Baths Year Built 1938

2,460 Sq. Ft. ($264 / sqft) Days on market: 9

The Novak Team at REAL Brokerage www.NovakTeam.com

42

Comparative Market Analysis

2217 Hoyt Avenue A

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2442455

The Novak Team at REAL Brokerage www.NovakTeam.com

43

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

44

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

45

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

1925 Lombard Avenue A

Everett, WA 98201

$465,000 ACTIVE

6/19/25

MLS #2396991

3 Beds 1.00 Baths

1,244 Sq. Ft. ($374 / sqft)

Year Built 1920

Days on market: 144

Details Prop Type: Residential

Style: 12 - 2 Story

List date: 6/19/25

Orig list price: $500,000

County: Snohomish

Full baths: 1.0

Assoc Fee: $170

Area: 740 - Everett/Mukilteo

Acres: 0.10717728

Updated: Nov 11, 2025 5:37 AM

Lot Size (sqft): 4,668

List Price: $465,000

School District: Everett

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

Building Information: Built On Lot

Lot Details: Curbs, Paved Street, Sidewalk

Potential Terms: Cash Out, Conventional, FHA

Energy Source: Electric, Natural Gas

Occupant Name: n/a

Roof: Composition

Building Complex Or Project: 1925 Lombard Avenue Condominium

Occupant Type: Vacant

Sewer Type: Sewer Connected

Exterior: Wood

Parking Type: Driveway Parking, Off Street

Sq Ft Finished: 1244

Possession: Closing

Water: Public

Subdivision: North Everett

Taxes: $4,502

Features

Floor Covering: Vinyl, Wall to Wall Carpet

Sq Ft Source: Public Records

Remarks Back on market! Charming updated Craftsman in North Everett! This 3BD, 1BA home blends classic character with modern updates, including fresh paint, luxury vinyl plank flooring, and updated fixtures throughout. The spacious living room flows into a light-filled dining area and functional kitchen with stainless appliances and plenty of storage. Upstairs, two cozy bedrooms offer unique angles and charm, plus a private deck off the primaryperfect for morning coffee. The oversized bathroom features a

The Novak Team at REAL Brokerage www.NovakTeam.com

46

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

soaking tub, walk-in shower, and dual vanity. Enjoy a landscaped yard, and just minutes from parks, schools, the waterfront, and historic downtown Everett.

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

The Novak Team at REAL Brokerage www.NovakTeam.com

47

Comparative Market Analysis

1925 Lombard Avenue A $465,000 ACTIVE

6/19/25

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2396991

3 Beds 1.00 Baths

1,244 Sq. Ft. ($374 / sqft)

Year Built 1920

Days on market: 144

The Novak Team at REAL Brokerage www.NovakTeam.com

48

Comparative Market Analysis

1925 Lombard Avenue A

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2396991

The Novak Team at REAL Brokerage www.NovakTeam.com

49

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

1620 1/2 Lombard Avenue $470,000 ACTIVE

9/5/25

Everett, WA 98201

MLS #2429539

3 Beds 1.75 Baths

1,130 Sq. Ft. ($416 / sqft)

Year Built 1923

Days on market: 67

Details Prop Type: Residential

Full baths: 1.0

County: Snohomish Area: 740 - Everett/Mukilteo Subdivision: Everett Style: 10 - 1 Story

School District: Everett

3/4 Baths: 1.0

Updated: Oct 15, 2025 5:31 AM

Acres: 0.06001744

List Price: $470,000

Middle: North Mid

Lot Size (sqft): 2,614

Orig list price: $535,000

Elementary: Whittier Elem

List date: 9/5/25

Taxes: $3,273

Foundation: Poured Concrete

Rent: 2500

Lot Details: Alley, Paved Street

Roof: Composition

Occupant Name: Vacant

Topography: Level

Occupant Type: Vacant

Sewer Company: City of Everett

Parking Type: Off Street

Sewer Type: Sewer Connected

Water: Public

Possession: Closing

Site Features: Cable TV, Fenced-Fully, High Speed Internet

Water Company: City of Everett

High: Everett High

Features Appliances Included: Dryer(s), Refrigerator(s), Stove(s)/Range(s), Washer(s) Basement: None Building Information: Built On Lot Energy Source: Electric Exterior: Wood Floor Covering: Laminate Hardwood

Potential Terms: Cash Out, Conventional Power Company: SnoPUD

Sq Ft Source: Realist-Buyer to verify View: Territorial

Sq Ft Finished: 1130

The Novak Team at REAL Brokerage www.NovakTeam.com

50

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Remarks Charming North Everett rambler, beautifully remodeled and filled with natural light throughout. Brand new roof with various other recent updates. This home features no carpet for easy care and a contemporary feel. The spacious backyard is perfect for entertaining, gardening, or simply relaxing outdoors. Private alley access adds convenience, while the prime location places you moments from grocery stores, walking distance to the hospital, dining, and neighborhood favorites. Ideal as a first home or investment property, this rambler offers a wonderful blend of comfort and convenience.

Courtesy of Redfin Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

51

Comparative Market Analysis

1620 1/2 Lombard Avenue $470,000 ACTIVE

9/5/25

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2429539

3 Beds 1.75 Baths

1,130 Sq. Ft. ($416 / sqft)

Year Built 1923

Days on market: 67

The Novak Team at REAL Brokerage www.NovakTeam.com

52

Comparative Market Analysis

1620 1/2 Lombard Avenue

1931 Hoyt Avenue, Everett, Washington 98201 Everett, WA 98201

MLS #2429539

The Novak Team at REAL Brokerage www.NovakTeam.com

53

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

The Novak Team at REAL Brokerage www.NovakTeam.com

54

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

Sold Property Analysis Averages

102.36% 11 Homes sold for an average of 102.36% of their list price.

Days on market

It took an average of 11 days for a home to sell.

Analysis ADDRESS

ORIG LIST PRICE

SOLD PRICE

% OF ORIG LIST PRICE

DOM

$ PER SQFT

$600,000

$600,000

100.00%

5

$339

1826 Wetmore Avenue

$601,199

$611,000

101.63%

3

$390

1519 Oakes Avenue

$599,999

$635,000

105.83%

7

$344

2014 Oakes Avenue

$649,500

$710,500

109.39%

5

$466

2309 Rucker Avenue

$735,000

$715,000

97.28%

42

$378

2323 Rucker Avenue

$950,000

$950,000

100.00%

6

$339

Averages

$689,283

$703,583

102.36%

11

$376

1911 Rucker Avenue

The Novak Team at REAL Brokerage www.NovakTeam.com

55

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

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

56

Comparative Market Analysis

1931 Hoyt Avenue, Everett, Washington 98201

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

57