324 N F St · Aberdeen, WA 98520

$300,000

6 bd · 4.0 ba · 2,106 sqft · MultiFamily public records · 129 Days on market

Built 1912 5,600 sqft lot $142/sqft · 15% above area Est $337k · 11% under ↓ 19% since listing

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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
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Rare Aberdeen fourplex opportunity with flexible layout and strong upside potential! The main building offers ~2,106 sq ft and includes three units with a covered front porch, back utility and laundry areas —Units 1 and 2 are both 2 bed/1 bath, and Unit 3 is a studio. The fourth unit is a separate ~620 sq ft single-family home located in the second building at the rear of the property, featuring 2 bedrooms and 1 bath, along with a detached ~384 sq ft garage for added value and functionality. Current rents are below market (unit 1 vacant, unit 2 625, unit 3 450, unit 4 625) with significant upside; pro forma rents could approach ~$4,000 per month with minimal change. A solid investment

Key facts

• Covered front porch
• Flexible layout
• Outdoor features

Tags

• FLEXIBLE LAYOUT
• COVERED FRONT PORCH
• BACK UTILITY AND LAUNDRY AREAS
• DETACHED GARAGE
• OUTDOOR FEATURES
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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).
• At $4,694/mo this rent would consume 97% 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 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: 1.56% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.15%
• DSCR: 2.12
• GRM: 5.3

CMA / ARV

• ARV (median comp): $336,675
• List price: $300,000
• Delta: -10.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.0%
• Equity multiple: 1.78×
• Total profit: $65,795
• Equity at exit: $44,731

10-year hold

• IRR: 28.2%
• Equity multiple: 3.66×
• Total profit: $223,641
• Equity at exit: $25,939

Cash invested: $84,000 (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: 20.5×

Monthly cashflow live

• Estimated rent: $4,694 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$249 /mo · $2,991/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$986
• Net cashflow: $1,694

Break-even live

Break-even rent $2,549

Max offer price $300,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,864	-5% $1,779	+0% $1,694	+5% $1,609	+10% $1,524
Rent	-10% $1,323	-5% $1,509	+0% $1,694	+5% $1,880	+10% $2,065
Rate	-1.0pp $1,845	-0.5pp $1,771	base $1,694	+0.5pp $1,617	+1.0pp $1,537

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,654
1× unit	1	1	$1,041
Total (4 units)			$4,694

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $300,000 Active 129 DOM
2. 2026-06-18
   days on market $300,000 Active 128 DOM
3. 2026-06-17
   days on market $300,000 Active 127 DOM
4. 2026-06-16
   days on market $300,000 Active 126 DOM
5. 2026-06-15
   days on market $300,000 Active 125 DOM
6. 2026-06-14
   days on market $300,000 Active 123 DOM
7. 2026-06-12
   pricedays on market $300,000 Active 122 DOM
8. 2026-06-09
   days on market $325,000 Active 119 DOM
9. 2026-06-08
   days on market $325,000 Active 118 DOM
10. 2026-06-07
    days on market $325,000 Active 117 DOM
11. 2026-06-03
    days on market $325,000 Active 113 DOM
12. 2026-06-02
    days on market $325,000 Active 112 DOM
13. 2026-06-01
    days on market $325,000 Active 111 DOM
14. 2026-05-31
    days on market $325,000 Active 110 DOM
15. 2026-05-30
    days on market $325,000 Active 109 DOM
16. 2026-05-05
    price $325,000
17. 2026-03-17
    status Active
18. 2026-03-17
    price $350,000
19. 2026-03-12
    status Pending
20. 2026-02-05
    listed $400,000 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: $2,991 · $249/mo
• Projected year-2 tax: $2,991 · $249/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥77°F today · 17 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: $56,328
• − Mortgage interest: −$16,805
• − Property taxes: −$2,991
• − Insurance: −$2,298
• − Repairs & maintenance: −$4,506
• − Management: −$4,506
• − Depreciation: −$8,727
• Taxable income: $16,495
• Est. tax owed @ 24.0%: −$3,959
• After-tax cash flow: $16,373/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

-18.8% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $325,000 NWMLS as Distributed by MLS Grid
• 2026-03-17 Relisted — NWMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $350,000 NWMLS as Distributed by MLS Grid
• 2026-03-12 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-05 Listed $400,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2026): $2,991 · +20.8% YoY. Source: county tax records.