206 W Cushing · Aberdeen, WA 98520

$250,000

4 bd · 2.0 ba · 2,580 sqft · SingleFamily public records · 154 Days on market

Built 1964 0.28 ac lot $97/sqft · 18% below area Est $305k · 18% under

---

Why this score? — see what drove the C- 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 +13.9/30.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Big house, 2 car garage with a shop area. Great location, close to a school. House needs work. Sold AS-IS

Key facts

• Shop area
• 2 car garage
• Close to a school

Tags

• 2 CAR GARAGE
• SHOP AREA
• CLOSE TO A SCHOOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $27 ($326/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 $205k (18.0% below list).
• Recommended offer: $205k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Stevens Elementary School (345 students, 89% 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; 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 42% 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 $8k 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 154 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $250k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $205,081 (18.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (median comp): $304,713
• List price: $250,000
• Delta: -17.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 E Cushing St	0.34mi	4/1.5	2,496 (-3%)	16mo	$279,900	$112	64
901 S West Blvd	0.70mi	5/3.0 (+1)	2,730 (+6%)	17mo	$330,000	$121	35
903 Macfarlane St	0.52mi	3/2.5 (-1)	2,199 (-15%)	16mo	$325,000	$148	31

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-36,011
• Equity at exit: $37,276

10-year hold

• IRR: -3.5%
• Equity multiple: 0.75×
• Total profit: $-17,435
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $27

Break-even live

Break-even rent $2,016

Max offer price $250,000

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $98	+0% $27	+5% $-44	+10% $-114
Rent	-10% $-135	-5% $-54	+0% $27	+5% $108	+10% $189
Rate	-1.0pp $153	-0.5pp $91	base $27	+0.5pp $-38	+1.0pp $-104

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Bell Dr Cosmopolis, WA	3.0	2.0	1877	$2,600	$1.39	45d	1	1.17mi

Listing history 50 events

1. 2026-06-22
   days on market $250,000 Active 154 DOM
2. 2026-06-21
   days on market $250,000 Active 153 DOM
3. 2026-06-19
   days on market $250,000 Active 151 DOM
4. 2026-06-18
   days on market $250,000 Active 150 DOM
5. 2026-06-17
   days on market $250,000 Active 149 DOM
6. 2026-06-16
   days on market $250,000 Active 148 DOM
7. 2026-06-15
   days on market $250,000 Active 147 DOM
8. 2026-06-14
   days on market $250,000 Active 145 DOM
9. 2026-06-12
   days on market $250,000 Active 144 DOM
10. 2026-06-09
    days on market $250,000 Active 141 DOM
11. 2026-06-08
    days on market $250,000 Active 140 DOM
12. 2026-06-07
    pricedays on market $250,000 Active 139 DOM
13. 2026-06-03
    days on market $300,000 Active 135 DOM
14. 2026-06-02
    days on market $300,000 Active 134 DOM
15. 2026-06-01
    days on market $300,000 Active 133 DOM
16. 2026-05-31
    days on market $300,000 Active 132 DOM
17. 2026-05-30
    days on market $300,000 Active 131 DOM
18. 2026-01-19
    listed $300,000 Active
19. 2019-05-31
    soldstatus $140,000 Sold
20. 2019-05-31
    soldstatus $140,000
21. 2019-05-01
    historical Pending - Backup Offer Requested
22. 2019-04-23
    status Active
23. 2019-04-23
    price $135,000
24. 2019-04-20
    status Active
25. 2019-04-20
    historical Taken Off Market
26. 2019-04-08
    historical Pending - Backup Offer Requested
27. 2019-04-01
    listed $145,000 Active
28. 2011-06-30
    soldstatus $72,003 Sold
29. 2011-06-22
    status Pending
30. 2011-06-13
    status Pending Inspection
31. 2011-06-03
    price $84,500
32. 2011-06-01
    price $89,900
33. 2011-05-25
    status Active
34. 2011-05-25
    historical Expired
35. 2011-04-29
    status Active
36. 2011-03-28
    status Pending
37. 2011-03-16
    status Pending Inspection
38. 2011-02-25
    status Active
39. 2011-02-22
    historical Expired
40. 2011-02-22
    status Active
41. 2011-01-12
    status Pending
42. 2010-09-12
    status Active
43. 2010-08-28
    status Pending
44. 2010-07-24
    listed $99,900 Active
45. 2005-08-19
    soldstatus $136,000
46. 2005-08-19
    soldstatus $136,000
47. 2005-06-16
    listed $129,900
48. 2001-09-17
    soldstatus $99,000
49. 2001-09-12
    soldstatus $99,000
50. 2001-04-26
    listed $105,000

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,450 · $204/mo
• Expected delta: +$316/yr (+$26/mo · 14.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥78°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: $24,610
• − Mortgage interest: −$14,004
• − Property taxes: −$2,134
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$7,273
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $1,283/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

+185.7% since first listed

33 events — show timeline

• 2026-01-19 Listed $300,000 NWMLS as Distributed by MLS Grid
• 2019-05-31 Sold (Public Records) $140,000 Public Records
• 2019-05-31 Sold (MLS) $140,000 NWMLS as Distributed by MLS Grid
• 2019-05-01 Contingent — NWMLS as Distributed by MLS Grid
• 2019-04-23 Relisted — NWMLS as Distributed by MLS Grid
• 2019-04-23 Price Changed $135,000 NWMLS as Distributed by MLS Grid
• 2019-04-20 Relisted — NWMLS as Distributed by MLS Grid
• 2019-04-20 Delisted — NWMLS as Distributed by MLS Grid
• 2019-04-08 Contingent — NWMLS as Distributed by MLS Grid
• 2019-04-01 Listed $145,000 NWMLS as Distributed by MLS Grid
• 2011-06-30 Sold (MLS) $72,003 NWMLS as Distributed by MLS Grid
• 2011-06-22 Pending — NWMLS as Distributed by MLS Grid
• 2011-06-13 Pending — NWMLS as Distributed by MLS Grid
• 2011-06-03 Price Changed $84,500 NWMLS as Distributed by MLS Grid
• 2011-06-01 Price Changed $89,900 NWMLS as Distributed by MLS Grid
• 2011-05-25 Relisted — NWMLS as Distributed by MLS Grid
• 2011-05-25 Delisted — NWMLS as Distributed by MLS Grid
• 2011-04-29 Relisted — NWMLS as Distributed by MLS Grid
• 2011-03-28 Pending — NWMLS as Distributed by MLS Grid
• 2011-03-16 Pending — NWMLS as Distributed by MLS Grid
• 2011-02-25 Relisted — NWMLS as Distributed by MLS Grid
• 2011-02-22 Delisted — NWMLS as Distributed by MLS Grid
• 2011-02-22 Relisted — NWMLS as Distributed by MLS Grid
• 2011-01-12 Pending — NWMLS as Distributed by MLS Grid
• 2010-09-12 Relisted — NWMLS as Distributed by MLS Grid
• 2010-08-28 Pending — NWMLS as Distributed by MLS Grid
• 2010-07-24 Listed $99,900 NWMLS as Distributed by MLS Grid
• 2005-08-19 Sold (Public Records) $136,000 Public Records
• 2005-08-19 Sold (MLS) $136,000 NWMLS as Distributed by MLS Grid
• 2005-06-16 Listed $129,900 NWMLS as Distributed by MLS Grid
• 2001-09-17 Sold (MLS) $99,000 NWMLS as Distributed by MLS Grid
• 2001-09-12 Sold (Public Records) $99,000 Public Records
• 2001-04-26 Listed $105,000 NWMLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2026): $2,134 · -20.2% YoY. Source: county tax records.