901 W Market St · Aberdeen, WA 98520

$160,000

4 bd · 1.5 ba · 2,044 sqft · SingleFamily public records · 45 Days on market

Built 1907 5,040 sqft lot $78/sqft · 35% below area Est $246k · 35% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Listing remarks

Calling all investors and visionaries! This 2,000+ sq ft home is a full rehab opportunity packed with potential. Featuring tall ceilings, original wood floors, and a kitchen with butler’s pantry, this property is rich with old-world charm including original servant stairs and a beautifully detailed formal staircase. A full-height attic with staircase offers even more room to expand. Bring your vision and tools to restore this diamond in the rough!

Key facts

• Servant stairs
• Original wood floors
• Formal staircase

Tags

• BUTLER'S PANTRY
• ORIGINAL WOOD FLOORS
• SERVANT STAIRS
• FORMAL STAIRCASE
• FULL-HEIGHT ATTIC

Property features AI

Finance

• Other: Living area reported as 2,044; Lot size approximately 0.1157 acres; MLS status: Active
• Financial info: Listing terms: Cash

Exterior

• Parking: Off-street parking
• Security: Partially fenced
• Utilities: Public water; Sewer connected; Electric service; Water and sewer provided by City of Aberdeen; Power provided by GH PUD
• Home design: Single-family house; Two stories; Main-level entry; Built on lot; Corner lot with sidewalk; Facing: not specified
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Effective year built 1907
• Exterior features: Partially fenced yard; Wood exterior

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms
• Flooring: Hardwood flooring
• Bathrooms: One three-quarter bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: No central heating listed; No central cooling listed
• Interior features: Dining room; Fireplace
• Laundry & utility: Water heater located in mudroom

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $211 ($3k/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: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: J M Weatherwax High School (916 students, 63% FRL) — zoned schools at 63% FRL track the district average.
• 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 45 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $135k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1907 — 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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. 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. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $245,956
• List price: $160,000
• Delta: -34.95%
• 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
709 W 2nd St	0.18mi	4/1.0	1,992 (-2%)	8mo	$245,000	$123	79
602 W 2nd St	0.27mi	3/1.0 (-1)	1,882 (-8%)	3mo	$250,000	$133	65
410 W 4th St	0.45mi	3/2.0 (-1)	2,021 (-1%)	11mo	$385,000	$190	61
1520 W Market St	0.34mi	3/1.0 (-1)	1,863 (-9%)	4mo	$187,500	$101	59
1314 W Market St	0.20mi	3/3.0 (-1)	1,828 (-11%)	4mo	$325,000	$178	59
1519 Pacific Ave	0.39mi	3/1.5 (-1)	1,816 (-11%)	1mo	$262,500	$145	58
620 N Michigan St	0.48mi	4/2.0	2,200 (+8%)	8mo	$340,000	$155	56
954 N Division St	0.71mi	4/2.0	2,104 (+3%)	13mo	$299,000	$142	49
612 N Alder St	0.43mi	4/1.0	1,792 (-12%)	10mo	$135,000	$75	49
1309 W 5th St	0.55mi	3/1.5 (-1)	1,870 (-8%)	9mo	$355,000	$190	48
2122 Bay Ave	0.72mi	3/2.5 (-1)	2,028 (-1%)	12mo	$346,000	$171	46
809 N K St	0.70mi	3/2.0 (-1)	2,307 (+13%)	10mo	$400,000	$173	30

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-9,373
• Equity at exit: $23,857

10-year hold

• IRR: 6.2%
• Equity multiple: 1.50×
• Total profit: $22,208
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $211

Break-even live

Break-even rent $1,816

Max offer price $160,000

Occupancy floor 85%

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: $40,000
• Closing costs: $4,800
• 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	43d	1	0.72mi
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	43d	1	1.13mi

Listing history 24 events

1. 2026-06-19
   days on market $160,000 Active 45 DOM
2. 2026-06-18
   days on market $160,000 Active 44 DOM
3. 2026-06-17
   days on market $160,000 Active 43 DOM
4. 2026-06-16
   days on market $160,000 Active 42 DOM
5. 2026-06-15
   days on market $160,000 Active 41 DOM
6. 2026-06-14
   days on market $160,000 Active 39 DOM
7. 2026-06-12
   days on market $160,000 Active 38 DOM
8. 2026-06-09
   days on market $160,000 Active 35 DOM
9. 2026-06-08
   days on market $160,000 Active 34 DOM
10. 2026-06-07
    days on market $160,000 Active 33 DOM
11. 2026-06-03
    days on market $160,000 Active 29 DOM
12. 2026-06-02
    days on market $160,000 Active 28 DOM
13. 2026-06-01
    days on market $160,000 Active 27 DOM
14. 2026-05-31
    days on market $160,000 Active 26 DOM
15. 2026-05-30
    days on market $160,000 Active 25 DOM
16. 2026-05-05
    listed $160,000 Active
17. 2024-12-31
    soldstatus $135,000 Closed
18. 2024-11-21
    status Pending
19. 2024-11-08
    status Active
20. 2024-10-27
    status Pending
21. 2024-10-23
    listed $135,000 Active
22. 2021-05-19
    soldstatus $128,500 Closed
23. 2021-05-05
    status Pending
24. 2021-04-14
    listed $79,500 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: $1,232 · $103/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$336/yr (+$28/mo · 27.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 86% 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: $25,005
• − Mortgage interest: −$8,962
• − Property taxes: −$1,232
• − Insurance: −$5,918
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$4,655
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,478/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

+101.3% since first listed

9 events — show timeline

• 2026-05-05 Listed $160,000 NWMLS as Distributed by MLS Grid
• 2024-12-31 Sold (MLS) $135,000 NWMLS as Distributed by MLS Grid
• 2024-11-21 Pending — NWMLS as Distributed by MLS Grid
• 2024-11-08 Relisted — NWMLS as Distributed by MLS Grid
• 2024-10-27 Pending — NWMLS as Distributed by MLS Grid
• 2024-10-23 Listed $135,000 NWMLS as Distributed by MLS Grid
• 2021-05-19 Sold (MLS) $128,500 NWMLS as Distributed by MLS Grid
• 2021-05-05 Pending — NWMLS as Distributed by MLS Grid
• 2021-04-14 Listed $79,500 NWMLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2026): $1,232 · -22.1% YoY. Source: county tax records.