1510 Pacific Ave · Aberdeen, WA 98520

$159,900

4 bd · 1.5 ba · 1,840 sqft · Other public records · 21 Days on market

Built 1914 8,625 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

This classic home is ready to be restored to its original glory. Offering 1,840 sq ft of living space, this 4-bedroom, 1.5 bath property sits on a level double lot in the heart of Aberdeen. Look beyond its current condition and see the incredible potential featuring timeless architectural details like beautiful arched doorways, a stunning wooden staircase, and original hardwood floors just waiting to shine again. Imagine relaxing on the inviting front porch, enjoying warm summer evenings as the neighborhood comes to life. With vision and a little elbow grease, this property could truly become something special.

Key facts

• Wooden staircase
• Inviting front porch
• Arched doorways

Tags

• LEVEL DOUBLE LOT
• TIMELESS ARCHITECTURAL DETAILS
• ARCHED DOORWAYS
• WOODEN STAIRCASE
• ORIGINAL HARDWOOD FLOORS
• INVITING FRONT PORCH

Property features AI

Finance

• Financial info: Acceptable listing terms: Cash or Rehab Loan; Buyer brokerage compensation: 2% (percentage)

Exterior

• Parking: Detached garage; 1 covered parking space
• Utilities: Electric energy source; Public water; Sewer connected; Comcast internet; Power provided by Grays Harbor PUD
• Home design: Single-family house; Two stories; Main entry level
• Construction: Built in 1914 (effective year); Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Wood exterior; Garden space; Alley access; Paved lot access; Has a view

Interior

• Bedrooms: 4 bedrooms (3 upstairs, 1 on the main level)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bath; 1 half bath; Main level has 1 full and 1 half bath; 1 bathtub; 1 shower
• Heating & cooling: Ductless heating; No central cooling listed
• Interior features: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 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: A J West Elementary (306 students, 86% FRL) — zoned schools average 86% FRL vs 61% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 257 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 6.3

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-14,638
• Equity at exit: $23,842

10-year hold

• IRR: 3.1%
• Equity multiple: 1.25×
• Total profit: $11,052
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $127

Break-even live

Break-even rent $1,939

Max offer price $159,900

Occupancy floor 89%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	0.34mi
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	44d	1	1.22mi

Listing history 16 events

1. 2026-06-19
   days on market $159,900 Active 21 DOM
2. 2026-06-18
   days on market $159,900 Active 20 DOM
3. 2026-06-17
   days on market $159,900 Active 19 DOM
4. 2026-06-17
   price $159,900 Active 18 DOM
5. 2026-06-16
   days on market $169,900 Active 18 DOM
6. 2026-06-15
   days on market $169,900 Active 17 DOM
7. 2026-06-14
   days on market $169,900 Active 15 DOM
8. 2026-06-12
   days on market $169,900 Active 14 DOM
9. 2026-06-09
   days on market $169,900 Active 11 DOM
10. 2026-06-08
    days on market $169,900 Active 10 DOM
11. 2026-06-07
    pricedays on market $169,900 Active 9 DOM
12. 2026-06-03
    days on market $179,900 Active 5 DOM
13. 2026-06-02
    days on market $179,900 Active 4 DOM
14. 2026-06-01
    days on market $179,900 Active 3 DOM
15. 2026-05-31
    days on market $179,900 Active 2 DOM
16. 2026-05-29
    listed $179,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 74% 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: $25,194
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$5,918
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$4,652
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,707/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

1 event — show timeline

• 2026-05-29 Listed $179,900 NWMLS as Distributed by MLS Grid

Property tax history

-9.3%/yr

Latest (2026): $211 · +63.6% YoY. Source: county tax records.