110 Leisure Dr · Aberdeen, WA 98520

$42,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 23 Days on market

Built 1974 ↓ 15% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Motivated Seller, will review all offers! Located within the desirable Leisure Manor Estates, this well-maintained 1974 double-wide manufactured home offers 1,536 sq. ft. of comfortable living space with 3 bedrooms and 2 bathrooms. The home features a blend of classic charm and modern updates, including updated vinyl windows that enhance natural light and energy efficiency. Inside, the floor plan offers a large and inviting living room, a formal dining area, and a functional kitchen with an additional eating space—ideal for casual meals and everyday living. Just off the kitchen is a convenient office/den nook, providing a flexible space for a desk, reading area, or hobby setup. A dedi

Key facts

• Functional kitchen
• Office den nook
• Newer roof

Tags

• UPDATED VINYL WINDOWS
• NEWER ROOF
• FORMAL DINING AREA
• FUNCTIONAL KITCHEN
• OFFICE DEN NOOK
• DEDICATED UTILITY ROOM

Property features AI

Finance

• Other: Property type: Residential - Manufactured Home; Structure type: Manufactured house; Style code: Manufactured double wide; Mobile home remains on site
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Leisure Manor Estates (manufactured home park); Park amenities include common area and recreational area; Park approved for sale; Pets allowed: see remarks; Land lease: $775/month

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; Public sewer; Power service by GH PUD; Electric water heater; Cable: Xfinity; Internet: Xfinity
• Home design: Manufactured home (double wide); One story; Northwest facing; Average condition; Make: PACFA, Model: 64/24T
• Construction: Metal/vinyl construction materials; Torch down roof; Tie down foundation
• Exterior features: Metal/vinyl exterior; Paved lot

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Water heater; Ceiling fan(s); Double pane windows
• Laundry & utility: Utility room; Water heater located in utility area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.0% 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: J M Weatherwax High School (916 students, 63% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 266 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $41,862 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.80% ✓
• Cap rate: 34.01%
• Cash-on-cash: 98.98%
• DSCR: 5.40
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $97,920
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Carefree Cir	0.04mi	3/2.0	1,344 (-7%)	1mo	$82,000	$61	86
513 Leisure Cir	0.12mi	3/2.0	1,440 (0%)	11mo	$58,000	$40	85
58 Meander Way	0.10mi	3/2.0	1,404 (-2%)	11mo	$95,000	$68	82
600 Leisure Cir	0.13mi	3/2.0	1,440 (0%)	19mo	$68,500	$48	78
511 Leisure Cir	0.11mi	3/2.0	1,344 (-7%)	10mo	$52,000	$39	75
501 Leisure Cir	0.07mi	3/2.0	1,584 (+10%)	16mo	$58,000	$37	67
312 W Farrell St	0.24mi	4/2.0 (+1)	1,566 (+9%)	14mo	$230,000	$147	58
400 W Farrell St	0.23mi	4/2.0 (+1)	1,566 (+9%)	18mo	$280,000	$179	55
120 W Huntley	0.35mi	3/2.0	1,560 (+8%)	22mo	$290,000	$186	51
1010 S Evans St	0.26mi	3/2.0	1,620 (+12%)	20mo	$380,000	$235	51
1212 S Evans St	0.35mi	3/2.0	1,296 (-10%)	23mo	$304,784	$235	48

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: —
• Equity multiple: 5.86×
• Total profit: $57,872
• Equity at exit: $6,337

10-year hold

• IRR: —
• Equity multiple: 12.79×
• Total profit: $140,360
• Equity at exit: $3,675

Cash invested: $11,900 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $982

Break-even live

Break-even rent $372

Max offer price $42,500

Occupancy floor 34%

Sensitivity live

Price	-10% $1,011	-5% $996	+0% $982	+5% $967	+10% $952
Rent	-10% $854	-5% $918	+0% $982	+5% $1,045	+10% $1,109
Rate	-1.0pp $1,003	-0.5pp $992	base $982	+0.5pp $970	+1.0pp $959

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 W Curtis St Aberdeen, WA	2.0	2.0	900	$1,500	$1.67	45d	1	0.66mi
1731 S Boone St Unit 303 Aberdeen, WA	2.0	1.0	1100	$1,250	$1.14	45d	1	0.77mi
810 Dewitt Dr Unit 810 Cosmopolis, WA	3.0	1.0	1656	$1,895	$1.14	45d	1	1.26mi
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	45d	1	1.38mi
109 S Park St Apt 2 Aberdeen, WA	3.0	1.0	950	$1,450	$1.53	45d	1	1.46mi

Listing history 3 events

1. 2026-05-10
   status Pending
2. 2026-04-22
   price $42,500
3. 2026-04-16
   listed $50,000 Active

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥78°F today · 18 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: $19,370
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$1,236
• Taxable income: $11,804
• Est. tax owed @ 24.0%: −$2,833
• After-tax cash flow: $8,945/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

-15.0% since first listed

3 events — show timeline

• 2026-05-10 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $42,500 NWMLS as Distributed by MLS Grid
• 2026-04-16 Listed $50,000 NWMLS as Distributed by MLS Grid