506 W Huntley St · Aberdeen, WA 98520

$140,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 184 Days on market

Built 1912 5,750 sqft lot $146/sqft · 42% below area Est $243k · 42% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• 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

This cozy 3-bedroom, 1.5-story home, complete with an inviting enclosed porch, presents a canvas brimming with potential on a good-sized, level lot. Perfect for outdoor enthusiasts, it offers plenty of off-street parking, making it easy to accommodate your RV, boat, and all your recreational vehicles. This property is a fantastic opportunity! Plenty of room for additional bedrooms and baths!

Key facts

• Level lot
• Enclosed porch
• Off-street parking

Tags

• ENCLOSED PORCH
• OFF-STREET PARKING
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $140k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.03% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $243,103
• List price: $140,000
• Delta: -42.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 W Lovett St	0.22mi	2/1.0 (-1)	892 (-7%)	10mo	$175,000	$196	65
221 E Lovett St	0.44mi	2/1.0 (-1)	990 (+3%)	15mo	$167,500	$169	57
311 W Marion St	0.68mi	2/1.0 (-1)	923 (-4%)	7mo	$110,000	$119	51
907 W Stockwell St	0.46mi	2/1.0 (-1)	864 (-10%)	10mo	$170,000	$197	48
1920 Taft Rd	0.65mi	3/2.0	1,057 (+10%)	2mo	$315,000	$298	47
1111 W Perry St	0.71mi	3/1.0	1,008 (+5%)	14mo	$282,000	$280	46
722 Waters St	0.58mi	3/1.0	1,008 (+5%)	23mo	$220,000	$218	46
716 Water St	0.58mi	3/1.0	1,008 (+5%)	23mo	$250,000	$248	45
708 Water St	0.59mi	3/1.0	1,008 (+5%)	23mo	$250,000	$248	45
1021 W Stockwell St	0.53mi	2/1.0 (-1)	1,004 (+5%)	21mo	$237,000	$236	45
1000 W Perry	0.68mi	2/1.0 (-1)	1,028 (+7%)	21mo	$175,000	$170	34
218 W Cushing St	0.66mi	2/1.0 (-1)	875 (-9%)	20mo	$290,000	$331	33

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-9,512
• Equity at exit: $20,874

10-year hold

• IRR: 4.8%
• Equity multiple: 1.37×
• Total profit: $14,588
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $175

Break-even live

Break-even rent $1,227

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 W Huntley St Unit 3 Aberdeen, WA	2.0	1.0	850	$1,400	$1.65	43d	1	0.50mi
1731 S Boone St Unit 303 Aberdeen, WA	2.0	1.0	1100	$1,250	$1.14	43d	1	0.55mi
100 W Curtis St Aberdeen, WA	2.0	2.0	900	$1,500	$1.67	43d	1	0.93mi

Listing history 22 events

1. 2026-06-19
   days on market $140,000 Active 184 DOM
2. 2026-06-18
   days on market $140,000 Active 183 DOM
3. 2026-06-17
   days on market $140,000 Active 182 DOM
4. 2026-06-16
   days on market $140,000 Active 181 DOM
5. 2026-06-15
   days on market $140,000 Active 180 DOM
6. 2026-06-14
   days on market $140,000 Active 178 DOM
7. 2026-06-12
   days on market $140,000 Active 177 DOM
8. 2026-06-09
   days on market $140,000 Active 174 DOM
9. 2026-06-08
   days on market $140,000 Active 173 DOM
10. 2026-06-07
    days on market $140,000 Active 172 DOM
11. 2026-06-03
    days on market $140,000 Active 168 DOM
12. 2026-06-02
    days on market $140,000 Active 167 DOM
13. 2026-06-01
    days on market $140,000 Active 166 DOM
14. 2026-05-31
    days on market $140,000 Active 165 DOM
15. 2026-05-30
    days on market $140,000 Active 164 DOM
16. 2026-05-16
    price $140,000
17. 2026-05-13
    status Active
18. 2026-04-16
    status Pending
19. 2026-02-24
    price $150,000
20. 2025-12-28
    price $160,000
21. 2025-11-20
    listed $170,000 Active
22. 2001-12-11
    soldstatus $58,750

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$47/yr (+$4/mo · 3.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 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: $17,386
• − Mortgage interest: −$7,842
• − Property taxes: −$1,325
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$4,073
• Taxable loss: −$134
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $2,134/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

+138.3% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $140,000 NWMLS as Distributed by MLS Grid
• 2026-05-13 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-16 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $150,000 NWMLS as Distributed by MLS Grid
• 2025-12-28 Price Changed $160,000 NWMLS as Distributed by MLS Grid
• 2025-11-20 Listed $170,000 NWMLS as Distributed by MLS Grid
• 2001-12-11 Sold (Public Records) $58,750 Public Records

Property tax history

+4.0%/yr

Latest (2026): $1,325 · -3.8% YoY. Source: county tax records.