2833 Wishkah Rd · Aberdeen, WA 98520

$145,000

4 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 41 Days on market

Built 1923 0.51 ac lot $89/sqft · 55% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bench Drive area value with some serious potential. This 4-bed, 1-bath fixer comes with ample land for future development. The main level has a living room, kitchen, primary bedroom, full bath, and utility room and the upper level has three bedrooms. Basement area is recorded as 600 sq. ft. , but appears to be larger. The house needs work, and the price reflects that. Offered as-is for the buyer ready to roll up their sleeves and unlock the opportunity. Square footage per county records; additional finished space not reflected in public records. Buyer to verify all measurements. Buyer is responsible for the remaining personal property.

Key facts

• Ample land
• Utility room
• Kitchen

Tags

• AMPLE LAND
• LIVING ROOM
• KITCHEN
• UTILITY ROOM
• BASEMENT AREA

Property features AI

Finance

• Other: Lot dimensions approximately 99' x 188' x 111' x 233' (about 0.5122 acres); Zoned: City
• Financial info: Listing terms: Cash

Exterior

• Parking: Off-street parking for 4 vehicles (uncovered)
• Utilities: Public water (City of Aberdeen); Sewer connected (City of Aberdeen); Electric power (Grays Harbor PUD); Cable and internet via Comcast
• Home design: Single-family residence; One and one-half story; Entry on main level; Built on lot; Fixer condition
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Built on lot (no year provided)
• Exterior features: Wood exterior; Paved lot; Property has a view; Basement unfinished

Interior

• Kitchen: Kitchen on main level (no eating space indicated)
• Bedrooms: Primary bedroom on main level; Three additional bedrooms on the upper level (total 4 bedrooms)
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: One full bathroom with bathtub and shower on main level
• Heating & cooling: Wall furnace heating; No central cooling
• Interior features: Fireplace with pellet stove; French doors; Jetted tub; Water heater (electric, located in basement)
• Laundry & utility: Washer and dryer included; Utility room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.1% in Aberdeen — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#73 in WA, #1,320 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D-, employment F.
• Aberdeen School District (town): math 35% / reading 45% proficiency, ranked #222 of 291 in WA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Robert Gray Elementary (260 students, 81% FRL); Miller Junior High (718 students, 68% FRL); J M Weatherwax High School (916 students, 63% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 266 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grays Harbor County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $145k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (median comp): $320,056
• List price: $145,000
• Delta: -53.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2751 Bench Dr	0.12mi	3/2.0 (-1)	1,612 (-1%)	17mo	$375,000	$233	70
2625 Bench Dr	0.30mi	3/1.5 (-1)	1,774 (+9%)	2mo	$205,000	$116	63
3003 Wishkah Rd	0.44mi	4/1.0	1,764 (+8%)	8mo	$250,000	$142	58
2717 Bench Dr	0.19mi	3/2.0 (-1)	1,808 (+11%)	9mo	$308,500	$171	56
2316 Wishkah Rd	0.44mi	3/2.0 (-1)	1,568 (-4%)	10mo	$339,000	$216	56
2736 Riverview Dr	0.22mi	3/1.0 (-1)	1,816 (+12%)	12mo	$319,000	$176	56
2747 Highland Dr	0.18mi	3/1.5 (-1)	1,765 (+8%)	21mo	$323,000	$183	53
1100 Hayes St	0.75mi	4/2.0	1,624 (-0%)	15mo	$315,000	$194	48
2014 Young St	0.59mi	4/2.0	1,560 (-4%)	17mo	$370,000	$237	48
24 Baretich Rd	0.54mi	3/1.0 (-1)	1,764 (+8%)	16mo	$293,000	$166	42
726 10th Ave	0.62mi	3/2.0 (-1)	1,867 (+15%)	9mo	$341,000	$183	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.59×
• Total profit: $23,999
• Equity at exit: $21,620

10-year hold

• IRR: 24.2%
• Equity multiple: 3.23×
• Total profit: $90,380
• Equity at exit: $12,537

Cash invested: $40,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98520

• Rents YoY: 4.3%
• Active inventory: 266
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $701

Break-even live

Break-even rent $1,183

Max offer price $145,000

Occupancy floor 61%

Sensitivity live

Price	-10% $783	-5% $742	+0% $701	+5% $660	+10% $619
Rent	-10% $538	-5% $619	+0% $701	+5% $783	+10% $865
Rate	-1.0pp $774	-0.5pp $738	base $701	+0.5pp $664	+1.0pp $625

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Olympic Sq Aberdeen, MD	2.0–3.0	2.0	1344	$2,267	$1.69	45d	3	0.78mi
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	45d	1	1.31mi

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 41 DOM
2. 2026-06-19
   pricedays on market $145,000 Active 39 DOM
3. 2026-06-18
   days on market $149,900 Active 38 DOM
4. 2026-06-17
   days on market $149,900 Active 37 DOM
5. 2026-06-16
   days on market $149,900 Active 36 DOM
6. 2026-06-15
   days on market $149,900 Active 35 DOM
7. 2026-06-14
   days on market $149,900 Active 33 DOM
8. 2026-06-12
   days on market $149,900 Active 32 DOM
9. 2026-06-09
   days on market $149,900 Active 29 DOM
10. 2026-06-08
    days on market $149,900 Active 28 DOM
11. 2026-06-07
    days on market $149,900 Active 27 DOM
12. 2026-06-03
    days on market $149,900 Active 23 DOM
13. 2026-06-02
    days on market $149,900 Active 22 DOM
14. 2026-06-01
    days on market $149,900 Active 21 DOM
15. 2026-05-31
    days on market $149,900 Active 20 DOM
16. 2026-05-30
    days on market $149,900 Active 19 DOM
17. 2026-05-18
    status Pending
18. 2026-04-29
    listed $149,900 Active
19. 2018-04-13
    soldstatus $40,000 Sold
20. 2018-03-31
    status Pending
21. 2018-03-29
    listed $36,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $1,368 · $114/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$53/yr (+$4/mo · 3.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 61% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥78°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,850
• − Mortgage interest: −$8,122
• − Property taxes: −$1,368
• − Insurance: −$725
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$4,218
• Taxable income: $6,440
• Est. tax owed @ 24.0%: −$1,546
• After-tax cash flow: $6,868/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Aberdeen School District
• NCES district ID: 5300030
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $41,896
• Composite: 36.13/100
• National rank: #9477
• State rank: #222 of 291 in WA

Livability — Aberdeen

• Score: 81/100
• State rank: #73
• US rank: #1320

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, WA
• County: Grays Harbor County · 44,693 people
• City population: 24,888
• Metro: Aberdeen, WA
• Population (ZIP): 24,888
• Household income: $58,153
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 635.0

Population outlook (Grays Harbor County) Hauer SSP2

• Today (2025): 66,443 people
• By 2030: 63,255 · -4.8%
• By 2040: 56,466 · -15.0%
• By 2050: 50,516 · -24.0%
• By 2075: 39,296 · -40.9%
• By 2100: 31,142 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 9% Black 4% Native American 3% Asian 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 10% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Grays Harbor

• 2024 margin: Lean R (+6.0) · D 45.6% · R 51.6% · Other 2.8%
• 2008→2024 swing: -20.6pp toward R · 2008: 14.6pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+6.6 2016: R+7.1 2012: D+14.0 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.75%
• Current HPI: 207.7393
• Rent YoY: ▲ 4.35%
• Metro: Aberdeen, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+302.8% since first listed

7 events — show timeline

• 2026-06-18 Price Changed $145,000 NWMLS as Distributed by MLS Grid
• 2026-05-29 Relisted — NWMLS as Distributed by MLS Grid
• 2026-05-18 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-29 Listed $149,900 NWMLS as Distributed by MLS Grid
• 2018-04-13 Sold (MLS) $40,000 NWMLS as Distributed by MLS Grid
• 2018-03-31 Pending — NWMLS as Distributed by MLS Grid
• 2018-03-29 Listed $36,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2026): $1,368 · +116.8% YoY. Source: county tax records.