1250 N Broadway St · Aberdeen, WA 98520

$260,000

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 379 Days on market

Built 1922 4,356 sqft lot $188/sqft · 11% below area Est $293k · 11% under

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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).

• ARV discount +12.6/15.0
• Cash flow +10.9/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perched on desirable Broadway Hill, this charming three-bedroom cottage is surrounded by Aberdeen's beautiful historic homes, offering timeless character in a sought-after setting. Extensively updated in 2025, improvements include fresh interior and exterior paint, a new electrical panel, updated insulation, refinished hardwood floors, new carpeting, and refreshed landscaping-providing modern comfort while preserving classic appeal. Enjoy cozy evenings by the fireplace in the inviting living room, filled with natural light from large picture windows. The spacious dining room flows seamlessly into a generously sized kitchen featuring abundant cabinetry and ample counter space-ideal for every

Key facts

• New carpeting
• Spacious dining room
• Laundry room

Tags

• NEW CARPETING
• FIREPLACE
• BIG PICTURE WINDOWS
• SPACIOUS DINING ROOM
• NICE SIZED KITCHEN
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (25.4% below list).
• Recommended offer: $194k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Mcdermoth Elementary (287 students, 71% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 379 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $260k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,054 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 379 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (median comp): $292,989
• List price: $260,000
• Delta: -11.26%
• 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
513 3rd Ave	0.36mi	3/1.0	1,314 (-5%)	2mo	$295,000	$225	73
1401 Cherry St	0.59mi	3/1.0	1,368 (-1%)	8mo	$246,500	$180	64
316 W 1st St	0.61mi	2/1.0 (-1)	1,352 (-2%)	8mo	$111,000	$82	56
1613 Cherry St	0.70mi	4/2.0 (+1)	1,380 (-0%)	5mo	$310,000	$225	54
701 Simpson Ave	0.62mi	4/1.0 (+1)	1,314 (-5%)	6mo	$150,000	$114	53
1029 Cleveland St	0.61mi	3/1.0	1,466 (+6%)	11mo	$80,000	$55	52
1011 Cleveland St	0.57mi	3/1.5	1,523 (+10%)	6mo	$273,750	$180	49
1616 N B St	0.58mi	3/2.0	1,548 (+12%)	4mo	$255,000	$165	46
1002 E 1st St	0.72mi	2/1.0 (-1)	1,307 (-5%)	11mo	$203,000	$155	44
1015 Randall St	0.66mi	2/1.0 (-1)	1,224 (-11%)	2mo	$235,000	$192	43
504 W 4th St	0.53mi	2/1.0 (-1)	1,184 (-14%)	6mo	$242,500	$205	41
1715 W 6th St	0.68mi	2/1.0 (-1)	1,215 (-12%)	9mo	$275,000	$226	35

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-46,810
• Equity at exit: $38,767

10-year hold

• IRR: -8.1%
• Equity multiple: 0.46×
• Total profit: $-39,132
• Equity at exit: $22,480

Cash invested: $72,800 (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: 266
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-114

Break-even live

Break-even rent $2,085

Max offer price $239,786

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-41	+0% $-114	+5% $-188	+10% $-262
Rent	-10% $-268	-5% $-191	+0% $-114	+5% $-38	+10% $39
Rate	-1.0pp $17	-0.5pp $-48	base $-114	+0.5pp $-182	+1.0pp $-250

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	1	0.64mi
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	45d	1	0.65mi
109 S Park St Apt 2 Aberdeen, WA	3.0	1.0	950	$1,450	$1.53	45d	1	0.88mi
801 Olympic Sq Aberdeen, MD	2.0–3.0	2.0	1344	$2,267	$1.69	45d	3	1.11mi

Listing history 17 events

1. 2026-05-18
   price $260,000
2. 2025-11-04
   price $280,000
3. 2025-09-04
   status Active
4. 2025-09-02
   status Pending
5. 2025-07-11
   price $299,500
6. 2025-05-08
   listed $310,000 Active
7. 2014-12-13
   historical
8. 2014-12-12
   soldstatus $120,000 Sold
9. 2014-12-12
   soldstatus $120,000
10. 2014-11-04
    status Pending
11. 2014-09-25
    status Pending Inspection
12. 2014-09-25
    listed $120,000 Active
13. 2012-03-29
    soldstatus $117,000 Sold
14. 2012-03-29
    soldstatus $117,000
15. 2012-02-27
    status Pending
16. 2012-02-20
    listed $117,000
17. 2012-02-20
    historical

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,548 · $212/mo
• Expected delta: +$440/yr (+$37/mo · 20.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥77°F today · 15 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: $23,286
• − Mortgage interest: −$14,564
• − Property taxes: −$2,108
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$7,564
• Taxable loss: −$5,975
• Est. tax savings @ 24.0%: +$1,434
• After-tax cash flow: $61/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

+122.2% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $260,000 NWMLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $280,000 NWMLS as Distributed by MLS Grid
• 2025-09-04 Relisted — NWMLS as Distributed by MLS Grid
• 2025-09-02 Pending — NWMLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $299,500 NWMLS as Distributed by MLS Grid
• 2025-05-08 Listed $310,000 NWMLS as Distributed by MLS Grid
• 2014-12-13 Delisted — NWMLS as Distributed by MLS Grid
• 2014-12-12 Sold (Public Records) $120,000 Public Records
• 2014-12-12 Sold (MLS) $120,000 NWMLS as Distributed by MLS Grid
• 2014-11-04 Pending — NWMLS as Distributed by MLS Grid
• 2014-09-25 Pending — NWMLS as Distributed by MLS Grid
• 2014-09-25 Listed $120,000 NWMLS as Distributed by MLS Grid
• 2012-03-29 Sold (Public Records) $117,000 Public Records
• 2012-03-29 Sold (MLS) $117,000 NWMLS as Distributed by MLS Grid
• 2012-02-27 Pending — NWMLS as Distributed by MLS Grid
• 2012-02-20 Delisted — NWMLS as Distributed by MLS Grid
• 2012-02-20 Listed $117,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2026): $2,108 · +0.2% YoY. Source: county tax records.