107 W 4th St · Aberdeen, WA 98520

$415,000

28 bd · 12.0 ba · 2,888 sqft · MultiFamily public records · 52 Days on market

Built 1907 6,534 sqft lot

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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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Awesome investment opportunity heading up Broadway Hill! This versatile 4-plex features a large studio, two 2-bedroom units, and one 3-bedroom unit offering a great unit mix to maximize rental appeal. Located out of the flood zone with solid rents hitting the 1% rule, this property is already performing. Recent updates include new gutters and turned units, making it a strong, income-producing asset with great rental profit. Selling alone or as a package deal with 521 W. 3Rd, and 215 E 1st street, In Aberdeen.

Key facts

• Versatile 4-plex
• Recent updates
• One 3-bedroom unit

Tags

• VERSATILE 4-PLEX
• LARGE STUDIO
• TWO 2-BEDROOM UNITS
• ONE 3-BEDROOM UNIT
• OUT OF FLOOD ZONE
• RECENT UPDATES

Property features AI

Finance

• Other: Total building area: 4,860 square feet; Total units in building: 4; Vacancy rate: 5%; Possible use: multi-family
• Financial info: Gross scheduled income: $59,700; Gross adjusted income: $56,715; Total monthly income: $4,925; Net operating income: $39,674; Total expenses: $17,041; Electric expense: $2,929; Fuel expense: $2,100; Insurance expense: $3,000; Gross rent multiplier: 7.11; Listing terms: cash or conventional

Exterior

• Parking: 4 uncovered parking spaces
• Utilities: Public water; Sewer connected; Energy sources: electric and natural gas; Power by GH PUD
• Home design: Residential income property (multi-family/quadruplex); 3 stories; Has a view; Property condition: average
• Construction: Wood construction; Composition roof; Poured concrete foundation; Effective year built: 1907; Structure type: quadruplex
• Exterior features: Wood exterior; Deck; Gas available on site; Alley access, paved, and sidewalk

Interior

• Kitchen: Units A–D: range/oven in each unit; Units B–D: refrigerator included; Units A–D: no dishwasher listed for B–D; Unit A reports no dishwasher
• Bedrooms: Unit B: 2 bedrooms; Unit C: 2 bedrooms; Unit D: 3 bedrooms; Unit A: studio/1+ (bedrooms not listed)
• Flooring: Vinyl plank; Carpet
• Bathrooms: Unit B: 1 bathroom; Unit C: 1 bathroom; Unit D: 1 bathroom; Unit A: bathroom count not listed
• Heating & cooling: Forced air heating; Heat pump; Wall furnace; Forced air cooling
• Interior features: Vinyl plank and carpet flooring; Basement
• Laundry & utility: No in-unit washer/dryer listed for any unit

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/3.0-bath units multifamily listed at $415k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $737/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $415k).
• Recommended offer: $403k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: Mcdermoth Elementary (287 students, 71% FRL); J M Weatherwax High School (916 students, 63% FRL).
• 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).
• At $7,014/mo this rent would consume 145% of the median local household income ($58k/yr) (locally 635% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 $116k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $270k; list at $415k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $402,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.46%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 2.12×
• Total profit: $130,200
• Equity at exit: $61,878

10-year hold

• IRR: 34.9%
• Equity multiple: 4.41×
• Total profit: $395,737
• Equity at exit: $35,882

Cash invested: $116,200 (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: 19.7×

Monthly cashflow live

• Estimated rent: $7,014 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,473
• Net cashflow: $2,950

Break-even live

Break-even rent $3,280

Max offer price $415,000

Occupancy floor 53%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	7	3	$7,012
Total (4 units)			$7,014

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $415,000 Active 52 DOM
2. 2026-06-18
   days on market $415,000 Active 51 DOM
3. 2026-06-17
   days on market $415,000 Active 50 DOM
4. 2026-06-16
   days on market $415,000 Active 49 DOM
5. 2026-06-15
   days on market $415,000 Active 48 DOM
6. 2026-06-14
   days on market $415,000 Active 46 DOM
7. 2026-06-12
   days on market $415,000 Active 45 DOM
8. 2026-06-09
   days on market $415,000 Active 42 DOM
9. 2026-06-09
   price $415,000 Active 41 DOM
10. 2026-06-08
    days on market $425,000 Active 41 DOM
11. 2026-06-07
    days on market $425,000 Active 40 DOM
12. 2026-06-03
    days on market $425,000 Active 36 DOM
13. 2026-06-02
    days on market $425,000 Active 35 DOM
14. 2026-06-01
    days on market $425,000 Active 34 DOM
15. 2026-05-31
    days on market $425,000 Active 33 DOM
16. 2026-05-30
    days on market $425,000 Active 32 DOM
17. 2026-05-18
    status Active
18. 2026-05-07
    status Pending
19. 2026-04-17
    listed $425,000 Active
20. 2021-03-08
    soldstatus $270,000 Sold
21. 2021-01-20
    status Pending Inspection
22. 2020-12-30
    status Active
23. 2020-12-17
    status Pending Inspection
24. 2020-11-03
    listed $325,000 Active
25. 2012-06-19
    soldstatus $75,000 Sold
26. 2012-06-06
    status Pending Inspection
27. 2012-02-02
    status Active
28. 2012-02-02
    price $110,000
29. 2011-12-26
    status Pending Inspection
30. 2011-11-24
    status Active
31. 2011-11-15
    status Pending Inspection
32. 2011-11-09
    price $125,000
33. 2011-08-16
    listed $139,900 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: $2,908 · $242/mo
• Projected year-2 tax: $4,067 · $339/mo
• Expected delta: +$1,159/yr (+$97/mo · 39.9%)

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

Taxation est. · year 1

• Rental income: $84,168
• − Mortgage interest: −$23,246
• − Property taxes: −$2,908
• − Insurance: −$2,075
• − Repairs & maintenance: −$6,733
• − Management: −$6,733
• − Depreciation: −$12,073
• Taxable income: $30,399
• Est. tax owed @ 24.0%: −$7,296
• After-tax cash flow: $28,099/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

+203.8% since first listed

17 events — show timeline

• 2026-05-18 Relisted — NWMLS as Distributed by MLS Grid
• 2026-05-07 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-17 Listed $425,000 NWMLS as Distributed by MLS Grid
• 2021-03-08 Sold (MLS) $270,000 NWMLS as Distributed by MLS Grid
• 2021-01-20 Pending — NWMLS as Distributed by MLS Grid
• 2020-12-30 Relisted — NWMLS as Distributed by MLS Grid
• 2020-12-17 Pending — NWMLS as Distributed by MLS Grid
• 2020-11-03 Listed $325,000 NWMLS as Distributed by MLS Grid
• 2012-06-19 Sold (MLS) $75,000 NWMLS as Distributed by MLS Grid
• 2012-06-06 Pending — NWMLS as Distributed by MLS Grid
• 2012-02-02 Relisted — NWMLS as Distributed by MLS Grid
• 2012-02-02 Price Changed $110,000 NWMLS as Distributed by MLS Grid
• 2011-12-26 Pending — NWMLS as Distributed by MLS Grid
• 2011-11-24 Relisted — NWMLS as Distributed by MLS Grid
• 2011-11-15 Pending — NWMLS as Distributed by MLS Grid
• 2011-11-09 Price Changed $125,000 NWMLS as Distributed by MLS Grid
• 2011-08-16 Listed $139,900 NWMLS as Distributed by MLS Grid