209 Fairway Dr · Central Park, WA 98520

$220,000

3 bd · 2.0 ba · 1,872 sqft · Manufactured public records · 6 Days on market

Built 2000 0.46 ac lot

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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).

• Cash flow +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity awaits! This grand triple-wide home offers incredible potential in an excellent location on nearly half an acre. Featuring 3 bedrooms, 2 baths, and a spacious semi-open-concept layout, this property is ready for your vision and creativity. Whether you are looking to create your dream home or complete repairs for a potential flip or investment property, the possibilities here are substantial. The property features a fully matured front yard, charming curb appeal, and many desirable characteristics that will appeal to future homeowners. Priced to sell and offered “As Is, Where Is. ” Buyer to verify all information to their own satisfaction. Cash Only_Property

Key facts

• Charming curb appeal
• Triple-wide home
• Excellent location

Tags

• TRIPLE-WIDE HOME
• EXCELLENT LOCATION
• HALF AN ACRE
• FULLY MATURED FRONT YARD
• CHARMING CURB APPEAL

Property features AI

Finance

• Other: Property condition: Fixer
• Financial info: Cash offers only

Exterior

• Parking: Attached garage; Covered parking (1 space); 4 uncovered parking spaces; Driveway; Off-street parking; RV parking
• Security: Partially fenced
• Utilities: Electric service; Public water; Septic sewer; Electric water heater located in garage; Power provided by Grays Harbor PUD
• Home design: Manufactured home on land (triple wide); One story; Main entry; Facing city jurisdiction
• Construction: Wood construction; Composition roof; Built as Fuqua-Falcon triple wide; Foundation of block and poured concrete
• Exterior features: Deck; Partially fenced yard; Outbuildings; Patio; RV parking; Garden space; Dead-end street setting; Open space nearby; Paved access; Secluded lot

Interior

• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Dining room; Skylights; Vaulted ceilings; Walk-in closets; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 (11.4% below list).
• Recommended offer: $195k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#174 in WA, #4,470 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: health & safety C-, schools D, amenities 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; 1 comparable units currently listed for rent nearby; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $150k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,924 (11.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 9.4

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-18,097
• Equity at exit: $32,803

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $14,419
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $235

Break-even live

Break-even rent $1,652

Max offer price $220,000

Occupancy floor 83%

Sensitivity live

Price	-10% $360	-5% $297	+0% $235	+5% $173	+10% $111
Rent	-10% $81	-5% $158	+0% $235	+5% $312	+10% $389
Rate	-1.0pp $346	-0.5pp $291	base $235	+0.5pp $178	+1.0pp $120

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Silkey Rd Aberdeen, WA	4.0	2.0	2000	$2,600	$1.30	44d	1	1.42mi

Listing history 12 events

1. 2026-06-07
   status $220,000 Pending 6 DOM
2. 2026-06-03
   days on market $220,000 Active 6 DOM
3. 2026-06-02
   days on market $220,000 Active 5 DOM
4. 2026-06-01
   days on market $220,000 Active 4 DOM
5. 2026-05-31
   days on market $220,000 Active 3 DOM
6. 2026-05-30
   days on market $220,000 Active 2 DOM
7. 2026-05-28
   listed $220,000 Active
8. 2007-10-04
   soldstatus $149,500
9. 2007-10-04
   soldstatus $149,500
10. 2007-09-13
    historical
11. 2007-07-24
    listed $152,500
12. 2003-12-18
    soldstatus $164,500

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$1,443/yr (+$120/mo · 202.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥80°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,391
• − Mortgage interest: −$12,323
• − Property taxes: −$713
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,400
• Taxable loss: −$889
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $3,034/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 — Central Park

• Score: 74/100
• State rank: #174
• US rank: #4470

Category grades

Amenities F Commute A Cost of living B- Crime A- Employment A+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central Park, WA
• County: Grays Harbor County · 44,693 people
• 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

+33.7% since first listed

6 events — show timeline

• 2026-05-28 Listed $220,000 NWMLS as Distributed by MLS Grid
• 2007-10-04 Sold (Public Records) $149,500 Public Records
• 2007-10-04 Sold (MLS) $149,500 NWMLS as Distributed by MLS Grid
• 2007-09-13 Delisted — NWMLS as Distributed by MLS Grid
• 2007-07-24 Listed $152,500 NWMLS as Distributed by MLS Grid
• 2003-12-18 Sold (Public Records) $164,500 Public Records

Property tax history

-6.7%/yr

Latest (2026): $713 · -2.9% YoY. Source: county tax records.