Russell Steele CMA

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

Russell Steele CMA JANUARY 8, 2026

The Novak Team at REAL Brokerage

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

Map of Comparable Listings

STATUS:

MLS #

STATUS

ADDRESS

A = ACTIVE

S = SOLD

BEDS

BATHS

SQFT

PRICE

31318 148th Dr NE

4

3.00

2,772

-

1

Subject

2

2457995

A

1823 Lakewood Road

3

2.50

2,834

$829,950

3

2391417

S

25321 133rd Avenue NE

3

2.50

2,343

$867,500

4

2434033

S

30902 Finn Settlement Road

4

2.75

2,330

$740,000

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3

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

Summary of Comparable Properties A

ACTIVE LISTINGS

ADDRESS

SOLD DATE

BEDS

BATHS

SQFT

PRICE

$/SQ.FT

-

3

2.50

2,834

$829,950

$293

2,834

$829,950

$293

1823 Lakewood Road

Averages

S

SOLD LISTINGS

ADDRESS

SOLD DATE

BEDS

BATHS

SQFT

SOLD PRICE

$/SQ.FT

25321 133rd Avenue NE

8/15/25

3

2.50

2,343

$867,500

$370

30902 Finn Settlement Road

11/7/25

4

2.75

2,330

$740,000

$318

2,336

$803,750

$344

Averages

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4

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

1823 Lakewood Road

Arlington, WA 98223

$829,950 ACTIVE

11/28/25

MLS #2457995

3 Beds 2.50 Baths

2,834 Sq. Ft. ($293 / sqft)

Year Built 1984

Days on market: 41

Details Prop Type: Residential

Full baths: 1.0

List date: 11/28/25

School District: Lakewood

County: Snohomish

3/4 Baths: 2.0

Updated: Dec 1, 2025 1:04 AM

High: Lakewood High

Area: 770 - Northwest Snohomish

Acres: 1.0001376

List Price: $829,950

Middle: Lakewood Mid

Lot Size (sqft): 43,560

Orig list price: $829,950

Elementary: Buyer To Verify

Subdivision: Lake Ki

Garages: 3

Taxes: $6,719

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

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

Occupant Name: Vacant

Basement: Daylight

Foundation: Poured Concrete

Building Information: Built On Lot

Interior Features: Bath Off Primary, Ceiling Fan(s), Dbl Pane/Storm Windw, Dining Room, Vaulted Ceilings, Walkin Closet

Possession: Closing

Roof: Composition

Water: Public

Lot Details: Paved Street

Sewer Type: Septic

Waterfront: Lake

Style: 16 - 1 Story w/Bsmnt.

Features

Energy Source: Electric Exterior: Wood

Occupant Type: Vacant Parking Type: GarageAttached, Off Street Potential Terms: Assumable, Cash Out, Conventional, VA

Site Features: Cabana/Gazebo, Cable TV, Deck, Dog Run, Fenced-Fully, High Speed Internet, RV Parking Sq Ft Finished: 2834 Sq Ft Source: Assessor Topography: Level, Wooded

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5

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

Remarks Discover privacy and charm at this 3 bed, 3 bath Arlington home on a full acre. With 2,834 sq ft, this 1984 build offers a spacious layout and room to make it your own. Enjoy mature landscaping, a large front deck, and a gazebo for outdoor gatherings. The fully fenced yard features a gated entry and plenty of usable space, along with an attached two-car garage. Included in the sale is a separate waterfront parcel across Lakewood Road, offering shoreline frontage in a natural state.

Courtesy of Tamarack Home Group, LLC Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

6

Comparative Market Analysis

1823 Lakewood Road

31318 148th Drive Northeast, Arlington, Washington 98223 Arlington, WA 98223

$829,950 ACTIVE

11/28/25

MLS #2457995

3 Beds 2.50 Baths

2,834 Sq. Ft. ($293 / sqft)

Year Built 1984

Days on market: 41

The Novak Team at REAL Brokerage www.NovakTeam.com

7

Comparative Market Analysis

1823 Lakewood Road

31318 148th Drive Northeast, Arlington, Washington 98223 Arlington, WA 98223

MLS #2457995

The Novak Team at REAL Brokerage www.NovakTeam.com

8

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

The Novak Team at REAL Brokerage www.NovakTeam.com

9

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

The Novak Team at REAL Brokerage www.NovakTeam.com

10

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

25321 133rd Avenue NE

Arlington, WA 98223

$867,500 SOLD

8/15/25

MLS #2391417

3 Beds 2.50 Baths

2,343 Sq. Ft. ($370 / sqft)

Year Built 1988

Days on market: 39

Details Prop Type: Residential

3/4 Baths: 2.0

Off-market date: 8/15/25

School District: Arlington

County: Snohomish

Acres: 5.24071184

High: Arlington High

Area: 760 - Northeast Snohomish?

Lot Size (sqft): 228,254

Updated: Sep 14, 2025 9:00 PM

Elementary: Eagle Creek Elem

Garages: 6

List Price: $895,500

Subdivision: Arlington Heights

List date: 6/12/25

Orig list price: $950,000

Style: 12 - 2 Story

Sold date: 8/15/25

Assoc Fee: $400

Full baths: 1.0

Middle: Post Mid

Taxes: $6,809

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

Exterior: Wood, Wood Products

Leased Equipment: Propane Tank

Potential Terms: Cash Out, Conventional, FHA, VA

Financing: Conventional

Lot Details: Dead End Street, Paved Street, Secluded

Power Company: PUD

Occupant Name: Keeler

Sewer Company: Septic

Basement: None

Floor Covering: Hardwood, Vinyl, Wall to Wall Carpet

Building Complex Or Project: Ebey Meadows

Foundation: Poured Concrete

Occupant Type: Owner

Sewer Type: Septic

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

Parking Type: CarportAttached, Driveway Parking, Garage-Attached, GarageDetached

Site Features: Barn, Deck, Fenced-Fully, Outbuildings, RV Parking, Shop

Building Condition: Very Good Building Information: Built On Lot Community Features: CCRs Energy Source: Electric

Possession: Closing

Roof: Composition

Sq Ft Finished: 2343 Sq Ft Source: Public Records

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11

Comparative Market Analysis

Topography: Equestrian, Level, Pasture, Wooded View: Mountain, Territorial

31318 148th Drive Northeast, Arlington, Washington 98223

Water: Individual Well Water Company: Individual Well

Water Heater Location: Utility Room Water Heater Type: Electric

Remarks Bring Your Horses and Shop Equipment to this Arlington Heights Lindal Style Home on Private Over 5 Acre Lot in Desirable Ebey Meadows! Big Formal Liv & Dining w/Gas Woodstove & Floor to Cathedral Ceiling Picture Windows, Spacious Kitchen w/Brkfst Bar/Slab Granite Counters/Brass Sink & Eating Nook, Fam Rm w/Corner Woodstove, Full Hall Bath, 2 Great Size Bedrms (1 w/ Ensuite Shower), Bonus Rm w/Closet, Utility Rm and Upstairs Primary Suite w/Private Shower Bath & Walk-in Closet! Hdwd Floors, Multiple Mini-Splits for Heat & A/C and Lots of Private Decks (Some Covered)! Att Gar/Carport, Huge Det Gar/Shop w/ High Door for RV/Loft + Fin Rm, 2 Stall Barn w/Tack Room, Fenced Pasture Areas, Gorgeous Mature Landscaping w/Lawn Spaces and Gated Entrance!

Courtesy of Keller Williams Realty Bothell Information is deemed reliable but not guaranteed.

The Novak Team at REAL Brokerage www.NovakTeam.com

12

Comparative Market Analysis

25321 133rd Avenue NE $867,500 SOLD

8/15/25

31318 148th Drive Northeast, Arlington, Washington 98223 Arlington, WA 98223

MLS #2391417

3 Beds 2.50 Baths

2,343 Sq. Ft. ($370 / sqft)

Year Built 1988

Days on market: 39

The Novak Team at REAL Brokerage www.NovakTeam.com

13

Comparative Market Analysis

25321 133rd Avenue NE

31318 148th Drive Northeast, Arlington, Washington 98223 Arlington, WA 98223

MLS #2391417

The Novak Team at REAL Brokerage www.NovakTeam.com

14

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

The Novak Team at REAL Brokerage www.NovakTeam.com

15

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

The Novak Team at REAL Brokerage www.NovakTeam.com

16

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

30902 Finn Settlement Road $740,000 SOLD

11/7/25

Arlington, WA 98223

MLS #2434033

4 Beds 2.75 Baths

2,330 Sq. Ft. ($318 / sqft)

Year Built 1999

Days on market: 38

Details Prop Type: Residential

3/4 Baths: 1.0

Off-market date: 11/7/25

High: Arlington High

County: Snohomish

Acres: 2.28031832

Middle: Buyer To Verify

Area: 770 - Northwest Snohomish

Lot Size (sqft): 99,317

Updated: Dec 7, 2025 8:00 PM

Garages: 3

List Price: $740,000

Subdivision: Arlington

List date: 9/15/25

Orig list price: $775,000

Style: 16 - 1 Story w/Bsmnt.

Sold date: 11/7/25

Taxes: $6,392

Full baths: 2.0

Elementary: Buyer To Verify

School District: Arlington

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

Effective Year Built Source: Public Records

Possession: Closing

Energy Source: Electric, Propane

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

Architecture: Traditional

Exterior: Cement Planked, Wood

Leased Equipment: Propane Tank Skagit Farmers

Power Company: Snohomish County PUD

Basement: Daylight, Fully Finished

Financing: Conventional

Lot Details: Paved Street

Roof: Composition

Building Condition: Good

Floor Covering: Ceramic Tile, Laminate, Vinyl

Occupant Name: Vacant

Sewer Company: Septic

Occupant Type: Vacant

Building Information: Built On Lot

Sewer Type: Septic

Foundation: Poured Concrete, Slab

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

Site Features: Cable TV, Deck, RV Parking

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

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Comparative Market Analysis

Sq Ft Finished: 2330 Sq Ft Source: Public Records

31318 148th Drive Northeast, Arlington, Washington 98223

Topography: Brush, Garden Space, Partial Slope, Pasture, Sloped, Wooded

Water: Shared Well Water Heater Location: Garage

Water Heater Type: 90% Propane On Demand

View: Mountain, Territorial

Remarks Charming country retreat nestled on 2.28 acres in serene Finn Settlement. This inviting home offers 3 bedrooms and 2 bathrooms on the main floor, featuring a bright and airy great room with cozy propane fireplace, spacious kitchen/dining rooms perfect for gatherings, a shared bathroom and private bath, walk in closet off the primary suite. The lower level boasts an 800 SF accessory one bedroom dwelling unit, (ADU) with private access, parking and deck, complete with loads of storage and walk in bath/shower, a sun drenched living area with south facing exposure. The property also includes an RV parking campsite with water/power and fire ring, plus ample space for toys and animals. Enjoy breathtaking sunsets and peaceful country living.

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

The Novak Team at REAL Brokerage www.NovakTeam.com

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Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

30902 Finn Settlement Road $740,000 SOLD

11/7/25

Arlington, WA 98223

MLS #2434033

4 Beds 2.75 Baths

2,330 Sq. Ft. ($318 / sqft)

Year Built 1999

Days on market: 38

The Novak Team at REAL Brokerage www.NovakTeam.com

19

Comparative Market Analysis

30902 Finn Settlement Road

31318 148th Drive Northeast, Arlington, Washington 98223 Arlington, WA 98223

MLS #2434033

The Novak Team at REAL Brokerage www.NovakTeam.com

20

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

The Novak Team at REAL Brokerage www.NovakTeam.com

21

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

The Novak Team at REAL Brokerage www.NovakTeam.com

22

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

Sold Property Analysis Averages

93.40% 39 Homes sold for an average of 93.40% of their list price.

Days on market

It took an average of 39 days for a home to sell.

Analysis ADDRESS

ORIG LIST PRICE

SOLD PRICE

% OF ORIG LIST PRICE

DOM

$ PER SQFT

25321 133rd Avenue NE

$950,000

$867,500

91.32%

39

$370

30902 Finn Settlement Road

$775,000

$740,000

95.48%

38

$318

$862,500

$803,750

93.40%

39

$344

Averages

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23

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

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

24

Comparative Market Analysis

31318 148th Drive Northeast, Arlington, Washington 98223

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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