2519 E Wishkah Blvd · Aberdeen, WA 98520

$94,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 28 Days on market

Built 1926 6,508 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Listing remarks

Take a look at this opportunity to own a property at a tremendous value. Includes Parcels 019400200500 and 019400200400. New septic in 2022 and new roof/gutters in 2020. Great view of the Chehalis River and out of the flood zone. Bring your sweat equity and make this home your own.

Key facts

• New septic
• Out of flood zone
• New roof

Tags

• NEW SEPTIC
• NEW ROOF
• GREAT VIEW
• OUT OF FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1133 E Market St	0.36mi	2/1.0	768 (+7%)	16mo	$375,000	$488	58
604 W Scott St	0.51mi	1/1.0 (-1)	682 (-5%)	9mo	$200,000	$293	55
927 W Marion St	0.62mi	2/1.0	768 (+7%)	13mo	$179,000	$233	49
213 W King St	0.59mi	3/1.0 (+1)	792 (+10%)	14mo	$259,000	$327	39
1009 E 1 ST St	0.43mi	2/1.0	616 (-14%)	22mo	$185,000	$300	38

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $6,705
• Equity at exit: $14,150

10-year hold

• IRR: 17.0%
• Equity multiple: 2.49×
• Total profit: $39,551
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $318

Break-even live

Break-even rent $876

Max offer price $94,900

Occupancy floor 70%

Sensitivity live

Price	-10% $372	-5% $345	+0% $318	+5% $292	+10% $265
Rent	-10% $217	-5% $268	+0% $318	+5% $369	+10% $419
Rate	-1.0pp $366	-0.5pp $343	base $318	+0.5pp $294	+1.0pp $269

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-05
   status Pending
2. 2026-02-26
   price $94,900
3. 2026-02-05
   listed $99,900 Active
4. 2024-04-23
   historical $1,500
5. 2024-03-29
   listed $1,500
6. 2024-03-24
   historical $1,500
7. 2024-03-19
   listed $1,500
8. 2022-05-10
   soldstatus $220,000 Closed
9. 2022-05-10
   soldstatus $221,500
10. 2022-04-11
    status Pending
11. 2022-04-01
    listed $215,000 Active
12. 2005-06-02
    soldstatus $50,000
13. 2005-06-02
    soldstatus $50,000
14. 2004-06-17
    listed $54,500

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,354
• − Mortgage interest: −$5,316
• − Property taxes: −$1,862
• − Insurance: −$474
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,761
• Taxable income: $2,484
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,225/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

+74.1% since first listed

14 events — show timeline

• 2026-03-05 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $94,900 NWMLS as Distributed by MLS Grid
• 2026-02-05 Listed $99,900 NWMLS as Distributed by MLS Grid
• 2024-04-23 Rental Removed $1,500 BUILDIUM
• 2024-03-29 Listed for Rent $1,500 BUILDIUM
• 2024-03-24 Rental Removed $1,500 BUILDIUM
• 2024-03-19 Listed for Rent $1,500 BUILDIUM
• 2022-05-10 Sold (Public Records) $221,500 Public Records
• 2022-05-10 Sold (MLS) $220,000 NWMLS as Distributed by MLS Grid
• 2022-04-11 Pending — NWMLS as Distributed by MLS Grid
• 2022-04-01 Listed $215,000 NWMLS as Distributed by MLS Grid
• 2005-06-02 Sold (Public Records) $50,000 Public Records
• 2005-06-02 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2004-06-17 Listed $54,500 NWMLS as Distributed by MLS Grid

Property tax history

+7.2%/yr

Latest (2026): $1,862 · +34.3% YoY. Source: county tax records.