521 W King St · Aberdeen, WA 98520

$230,000

5 bd · 1.0 ba · 1,736 sqft · SingleFamily public records · 241 Days on market

Built 1910 6,000 sqft lot $132/sqft · 13% below area Est $264k · 13% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +13.3/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SHORT-SALE! Discover this single-level South Side gem! Featuring 4 bedrooms and 2 baths across 1,700 + Sq. ft. , this home offers incredible value and endless potential. The versatile floor plan, complete with French doors, allows you to customize spaces to fit your lifestyle, whether you need a home office, hobby room, or a guest space. Outside, you'll love the oversized backyard and deck with plenty of room for gardening, fruit trees, or simply relaxing. Ample parking provides space for multiple vehicles, RV's, or toys. Don't miss this move in ready home in a desirable location.

Key facts

• Ample parking
• Deck
• Oversized backyard

Tags

• OVERSIZED BACKYARD
• DECK
• AMPLE PARKING
• VERSATILE FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $74 ($884/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (15.1% below list).
• Recommended offer: $195k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools D+, 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.
• Market conditions: Rents rising fast (+4.3%/yr); 257 active listings in the ZIP; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,367 (15.1% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $264,113
• List price: $230,000
• Delta: -12.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 W Cushing St	0.39mi	4/1.0 (-1)	1,582 (-9%)	2mo	$237,500	$150	60
414 W Scott St	0.09mi	4/1.5 (-1)	1,531 (-12%)	11mo	$330,000	$216	60
1207 W Perry St	0.56mi	4/2.0 (-1)	1,784 (+3%)	1mo	$297,500	$167	60
121 E Harriman St	0.72mi	4/3.0 (-1)	1,952 (+12%)	3mo	$355,000	$182	31
412 E Perry St	0.67mi	4/2.0 (-1)	1,983 (+14%)	9mo	$326,000	$164	29

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-29,931
• Equity at exit: $34,294

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-8,856
• Equity at exit: $19,886

Cash invested: $64,400 (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: 257
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $74

Break-even live

Break-even rent $1,860

Max offer price $230,000

Occupancy floor 91%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $230,000 Active 241 DOM
2. 2026-06-18
   days on market $230,000 Active 240 DOM
3. 2026-06-17
   days on market $230,000 Active 239 DOM
4. 2026-06-16
   days on market $230,000 Active 238 DOM
5. 2026-06-15
   days on market $230,000 Active 237 DOM
6. 2026-06-14
   days on market $230,000 Active 235 DOM
7. 2026-06-12
   days on market $230,000 Active 234 DOM
8. 2026-06-09
   days on market $230,000 Active 231 DOM
9. 2026-06-08
   days on market $230,000 Active 230 DOM
10. 2026-06-07
    pricedays on market $230,000 Active 229 DOM
11. 2026-06-03
    days on market $245,000 Active 225 DOM
12. 2026-06-02
    days on market $245,000 Active 224 DOM
13. 2026-06-01
    days on market $245,000 Active 223 DOM
14. 2026-05-31
    days on market $245,000 Active 222 DOM
15. 2026-05-30
    days on market $245,000 Active 221 DOM
16. 2026-02-22
    price $245,000
17. 2026-01-17
    price $260,000
18. 2025-12-12
    price $275,000
19. 2025-11-08
    price $285,000
20. 2025-10-21
    listed $290,000 Active
21. 2021-11-29
    soldstatus $310,000 Closed
22. 2021-11-29
    soldstatus $310,000
23. 2021-10-25
    status Pending
24. 2021-10-17
    listed $299,000 Active
25. 2018-01-03
    soldstatus $130,000 Sold
26. 2018-01-02
    soldstatus $130,000
27. 2017-11-21
    status Pending
28. 2017-10-26
    historical Pending - Backup Offer Requested
29. 2017-10-22
    status Active
30. 2017-10-18
    historical Pending - Backup Offer Requested
31. 2017-10-14
    listed $130,000 Active
32. 2009-11-25
    soldstatus $123,000 Sold
33. 2009-11-25
    soldstatus $123,000
34. 2009-10-09
    status Pending
35. 2009-09-28
    status Pending Inspection
36. 2009-07-09
    price $119,500
37. 2009-03-12
    listed $123,900
38. 2006-08-15
    soldstatus $120,000
39. 2005-04-01
    soldstatus $105,000
40. 2005-03-31
    soldstatus $105,000
41. 2005-03-05
    listed $96,500
42. 2000-04-04
    soldstatus $69,500
43. 1997-03-13
    soldstatus $70,000

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$241/yr (+$20/mo · 12.0%)

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

Taxation est. · year 1

• Rental income: $23,444
• − Mortgage interest: −$12,884
• − Property taxes: −$2,013
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$6,691
• Taxable loss: −$3,044
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $1,615/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

+250.0% since first listed

28 events — show timeline

• 2026-02-22 Price Changed $245,000 NWMLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $260,000 NWMLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $275,000 NWMLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $285,000 NWMLS as Distributed by MLS Grid
• 2025-10-21 Listed $290,000 NWMLS as Distributed by MLS Grid
• 2021-11-29 Sold (Public Records) $310,000 Public Records
• 2021-11-29 Sold (MLS) $310,000 NWMLS as Distributed by MLS Grid
• 2021-10-25 Pending — NWMLS as Distributed by MLS Grid
• 2021-10-17 Listed $299,000 NWMLS as Distributed by MLS Grid
• 2018-01-03 Sold (MLS) $130,000 NWMLS as Distributed by MLS Grid
• 2018-01-02 Sold (Public Records) $130,000 Public Records
• 2017-11-21 Pending — NWMLS as Distributed by MLS Grid
• 2017-10-26 Contingent — NWMLS as Distributed by MLS Grid
• 2017-10-22 Relisted — NWMLS as Distributed by MLS Grid
• 2017-10-18 Contingent — NWMLS as Distributed by MLS Grid
• 2017-10-14 Listed $130,000 NWMLS as Distributed by MLS Grid
• 2009-11-25 Sold (Public Records) $123,000 Public Records
• 2009-11-25 Sold (MLS) $123,000 NWMLS as Distributed by MLS Grid
• 2009-10-09 Pending — NWMLS as Distributed by MLS Grid
• 2009-09-28 Pending — NWMLS as Distributed by MLS Grid
• 2009-07-09 Price Changed $119,500 NWMLS as Distributed by MLS Grid
• 2009-03-12 Listed $123,900 NWMLS as Distributed by MLS Grid
• 2006-08-15 Sold (Public Records) $120,000 Public Records
• 2005-04-01 Sold (MLS) $105,000 NWMLS as Distributed by MLS Grid
• 2005-03-31 Sold (Public Records) $105,000 Public Records
• 2005-03-05 Listed $96,500 NWMLS as Distributed by MLS Grid
• 2000-04-04 Sold (Public Records) $69,500 Public Records
• 1997-03-13 Sold (Public Records) $70,000 Public Records

Property tax history

+3.7%/yr

Latest (2026): $2,013 · -27.8% YoY. Source: county tax records.