301 N H St · Aberdeen, WA 98520

$199,900

4 bd · 3.0 ba · 2,512 sqft · SingleFamily public records · 54 Days on market

Built 1907 4,300 sqft lot $80/sqft · 26% below area Est $313k · 36% under ↓ 33% since listing

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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).

• Cash flow +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

This elegant vintage home exudes timeless character. Step into its grand entryway where the extra tall ceilings flow through the entire home and the original wood handrails guide you up the staircase. From the entry way, original glass French doors lead you into the living room with a cozy gas fireplace front and center. Upstairs, the beautiful open attic offers endless possibilities such as a library/office, a whimsical playroom or extra bedroom. With bathrooms on both levels, a spacious bright, huge kitchen and a basement for storage, this home is brimming with potential and character. The upstairs could easily be converted onto a 3-4 bedroom, 2 bathroom apartment with much of a second ki

Key facts

• Cozy gas fireplace
• Grand entryway
• Extra tall ceilings

Tags

• GRAND ENTRYWAY
• EXTRA TALL CEILINGS
• ORIGINAL WOOD HANDRAILS
• ORIGINAL GLASS FRENCH DOORS
• COZY GAS FIREPLACE
• SPACIOUS BRIGHT KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (0.2% below list).
• Recommended offer: $166k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 7.5% 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; 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 41% 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 $6k 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 54 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $125k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $166,410 (16.8% 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 54 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $313,208
• List price: $199,900
• Delta: -36.18%
• 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
212 E 8th St	0.26mi	5/2.5 (+1)	2,563 (+2%)	7mo	$405,000	$158	71
704 Essex Ave	0.37mi	4/1.5	2,682 (+7%)	2mo	$335,000	$125	64
615 3rd Ave	0.56mi	4/3.0	2,436 (-3%)	9mo	$484,000	$199	61
1256 Arnold St	0.40mi	4/2.0	2,434 (-3%)	14mo	$200,000	$82	60
1302 Arnold St	0.45mi	3/2.0 (-1)	2,346 (-7%)	4mo	$275,000	$117	56
809 N K St	0.41mi	3/2.0 (-1)	2,307 (-8%)	10mo	$400,000	$173	50
1223 E 2nd St	0.69mi	5/2.0 (+1)	2,432 (-3%)	6mo	$150,000	$62	48
620 N Michigan St	0.52mi	4/2.0	2,200 (-12%)	8mo	$340,000	$155	44
421 N Michigan St	0.50mi	4/1.5	2,810 (+12%)	10mo	$350,000	$125	42
1301 N B St	0.49mi	3/1.5 (-1)	2,152 (-14%)	2mo	$269,000	$125	40
1411 W 7th St	0.69mi	5/2.5 (+1)	2,729 (+9%)	11mo	$395,000	$145	37
319 N Jefferson St	0.42mi	3/1.0 (-1)	2,150 (-14%)	13mo	$310,000	$144	32

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: -22.5%
• Equity multiple: 0.21×
• Total profit: $-44,094
• Equity at exit: $29,806

10-year hold

• IRR: -12.5%
• Equity multiple: 0.20×
• Total profit: $-44,603
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-231

Break-even live

Break-even rent $2,289

Max offer price $166,410

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.81mi

Listing history 13 events

1. 2026-05-17
   status Pending
2. 2026-05-17
   status Pending
3. 2026-05-13
   status Active
4. 2026-05-13
   status Active
5. 2026-05-04
   status Pending
6. 2026-05-02
   status Pending
7. 2026-04-28
   price $199,900
8. 2026-04-27
   price $199,900
9. 2026-04-18
   price $279,000
10. 2026-04-18
    price $279,000
11. 2026-04-01
    price $299,000
12. 2026-03-12
    listed $299,000 Active
13. 2026-03-12
    listed $325,000 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 8/10 Severe FEMA zone AE · 99% 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: $23,948
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$6,118
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$5,815
• Taxable loss: −$6,013
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $-1,334/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

-33.1% since first listed

13 events — show timeline

• 2026-05-17 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-17 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-13 Relisted — NWMLS as Distributed by MLS Grid
• 2026-05-13 Relisted — NWMLS as Distributed by MLS Grid
• 2026-05-04 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-02 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $199,900 NWMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $199,900 NWMLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $279,000 NWMLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $279,000 NWMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $299,000 NWMLS as Distributed by MLS Grid
• 2026-03-12 Listed $325,000 NWMLS as Distributed by MLS Grid
• 2026-03-12 Listed $299,000 NWMLS as Distributed by MLS Grid

Property tax history

-13.4%/yr

Latest (2026): $95 · -4.7% YoY. Source: county tax records.