409 W 5th St · Aberdeen, WA 98520

$289,000

4 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 49 Days on market

Built 1925 6,000 sqft lot $137/sqft · 31% above area Est $347k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Mostly finished with just a few projects left to make it your own. Bring your tool belt and add the final touches for some easy sweat equity. This 4-bedroom, 1.5-bath home is in the desirable Broadway Hill area offering a functional layout with plenty of space to spread out. You’ll find hardwood floors through most of the home, with two bedrooms upstairs along with a convenient half bath, and two bedrooms downstairs paired with a 3/4 bath. 2 car garage and a fenced yard add to the charm. A great opportunity to step into a home with the big updates already done and finish it to your style

Key facts

• Fenced yard
• Functional layout
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FENCED YARD
• FUNCTIONAL LAYOUT
• DESIRABLE BROADWAY HILL AREA

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional

Exterior

• Parking: Detached garage (2 covered spaces); Off-street parking
• Security: Partially fenced (security feature)
• Utilities: Public water; Sewer connected; Electric and natural gas energy sources; Power provided by GH PUD; Water and sewer services by City of Aberdeen
• Home design: Single family residence; One and one-half story; Main entry level; Average condition
• Construction: Built on lot; Metal/vinyl construction; Composition roof; Poured concrete foundation; House structure
• Exterior features: Partially fenced lot; Paved with sidewalk; Metal/vinyl exterior

Interior

• Bedrooms: 4 bedrooms total (2 on the main level, 2 on the lower level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom (full); 1 half bath on the upper level
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Ceiling fan(s); Fireplace (wood-burning); Water heater
• Laundry & utility: Water heater located in the basement (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (25.5% below list).
• Recommended offer: $215k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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); Miller Junior High (718 students, 68% FRL); J M Weatherwax High School (916 students, 63% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 266 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 44% 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 $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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $218k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,196 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (median comp): $347,035
• List price: $289,000
• Delta: -16.72%
• 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
620 N Michigan St	0.08mi	4/2.0	2,200 (+4%)	8mo	$340,000	$155	83
709 W 2nd St	0.34mi	4/1.0	1,992 (-6%)	8mo	$245,000	$123	64
1700 W 6th St	0.42mi	4/1.5	1,948 (-8%)	4mo	$240,000	$123	62
202 W 8th St	0.25mi	3/2.5 (-1)	1,950 (-8%)	8mo	$425,000	$218	61
1309 W 5th St	0.17mi	3/1.5 (-1)	1,870 (-12%)	9mo	$355,000	$190	58
602 W 2nd St	0.26mi	3/1.0 (-1)	1,882 (-11%)	3mo	$250,000	$133	58
424 Mckinley Ave	0.58mi	3/2.0 (-1)	1,984 (-6%)	5mo	$410,000	$207	54
1519 Pacific Ave	0.43mi	3/1.5 (-1)	1,816 (-14%)	1mo	$262,500	$145	48
1302 Arnold St	0.72mi	3/2.0 (-1)	2,346 (+11%)	4mo	$275,000	$117	40
1314 W Market St	0.60mi	3/3.0 (-1)	1,828 (-13%)	4mo	$325,000	$178	38
1520 W Market St	0.67mi	3/1.0 (-1)	1,863 (-12%)	4mo	$187,500	$101	37
918 Arnold St	0.60mi	3/1.0 (-1)	1,838 (-13%)	8mo	$298,000	$162	35

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-52,635
• Equity at exit: $43,091

10-year hold

• IRR: -8.4%
• Equity multiple: 0.45×
• Total profit: $-44,811
• Equity at exit: $24,987

Cash invested: $80,920 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,152 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$201 /mo · $2,408/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-137

Break-even live

Break-even rent $2,325

Max offer price $264,868

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-55	+0% $-137	+5% $-218	+10% $-300
Rent	-10% $-307	-5% $-222	+0% $-137	+5% $-52	+10% $33
Rate	-1.0pp $9	-0.5pp $-63	base $-137	+0.5pp $-211	+1.0pp $-288

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1619 W 6th St Aberdeen, WA	4.0	2.0	1750	$2,295	$1.31	46d	1	0.40mi
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	46d	1	0.88mi
801 Olympic Sq Aberdeen, MD	2.0–3.0	2.0	1344	$2,267	$1.69	46d	3	1.48mi

Listing history 34 events

1. 2026-06-22
   days on market $289,000 Active 49 DOM
2. 2026-06-21
   pricedays on market $289,000 Active 48 DOM
3. 2026-06-19
   days on market $299,000 Active 46 DOM
4. 2026-06-18
   days on market $299,000 Active 45 DOM
5. 2026-06-17
   days on market $299,000 Active 44 DOM
6. 2026-06-16
   days on market $299,000 Active 43 DOM
7. 2026-06-15
   days on market $299,000 Active 42 DOM
8. 2026-06-14
   days on market $299,000 Active 40 DOM
9. 2026-06-12
   days on market $299,000 Active 39 DOM
10. 2026-06-09
    days on market $299,000 Active 36 DOM
11. 2026-06-08
    days on market $299,000 Active 35 DOM
12. 2026-06-07
    days on market $299,000 Active 34 DOM
13. 2026-06-03
    days on market $299,000 Active 30 DOM
14. 2026-06-02
    days on market $299,000 Active 29 DOM
15. 2026-06-01
    days on market $299,000 Active 28 DOM
16. 2026-05-31
    days on market $299,000 Active 27 DOM
17. 2026-05-30
    days on market $299,000 Active 26 DOM
18. 2026-05-04
    listed $299,000 Active
19. 2024-11-25
    soldstatus $217,900 Closed
20. 2024-11-25
    soldstatus $217,900
21. 2024-10-12
    status Pending
22. 2024-10-02
    status Active
23. 2024-09-11
    status Pending
24. 2024-08-27
    status Active
25. 2024-08-06
    status Pending
26. 2024-07-27
    status Active
27. 2024-07-22
    status Pending
28. 2024-07-01
    listed $217,900 Active
29. 2020-09-25
    soldstatus $272,000 Sold
30. 2020-09-17
    status Pending
31. 2020-08-20
    status Pending - Backup Offer Requested
32. 2020-08-14
    status Pending Inspection
33. 2020-08-09
    listed $252,500 Active
34. 2003-10-24
    soldstatus $110,000

ⓘ 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: $2,408 · $201/mo
• Projected year-2 tax: $2,832 · $236/mo
• Expected delta: +$424/yr (+$35/mo · 17.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥77°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: $25,824
• − Mortgage interest: −$16,188
• − Property taxes: −$2,408
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$8,407
• Taxable loss: −$6,757
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $-18/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

+171.8% since first listed

17 events — show timeline

• 2026-05-04 Listed $299,000 NWMLS as Distributed by MLS Grid
• 2024-11-25 Sold (Public Records) $217,900 Public Records
• 2024-11-25 Sold (MLS) $217,900 NWMLS as Distributed by MLS Grid
• 2024-10-12 Pending — NWMLS as Distributed by MLS Grid
• 2024-10-02 Relisted — NWMLS as Distributed by MLS Grid
• 2024-09-11 Pending — NWMLS as Distributed by MLS Grid
• 2024-08-27 Relisted — NWMLS as Distributed by MLS Grid
• 2024-08-06 Pending — NWMLS as Distributed by MLS Grid
• 2024-07-27 Relisted — NWMLS as Distributed by MLS Grid
• 2024-07-22 Pending — NWMLS as Distributed by MLS Grid
• 2024-07-01 Listed $217,900 NWMLS as Distributed by MLS Grid
• 2020-09-25 Sold (MLS) $272,000 NWMLS as Distributed by MLS Grid
• 2020-09-17 Pending — NWMLS as Distributed by MLS Grid
• 2020-08-20 Pending — NWMLS as Distributed by MLS Grid
• 2020-08-14 Pending — NWMLS as Distributed by MLS Grid
• 2020-08-09 Listed $252,500 NWMLS as Distributed by MLS Grid
• 2003-10-24 Sold (Public Records) $110,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,408 · +5.9% YoY. Source: county tax records.