314 E Schley St · Aberdeen, WA 98520

$119,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 2 Days on market

Built 1928 9,000 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Fixer South Aberdeen home located near Stevens Elementary. Built in 1928, this 1,720 +/- square foot home offers 3 bedrooms and 1.75 bathrooms on an approximately 9,000-square-foot lot. The main floor includes a living room, dining room, kitchen, utility room, two bedrooms, and a full bathroom. The upper level contains one bedroom and a storage area. The home has wall heat, a composition roof, and a post-and-block foundation. An attached one-car garage includes workspace/storage, a bonus room with ¾ bathroom, and green houses. Due to its condition, the property is not eligible for financing and is being offered for cash sale. Property sold as-is.

Key facts

• Green houses
• 9,000 sq ft lot
• Garage

Tags

• FIXER SOUTH ABERDEEN HOME
• POST-AND-BLOCK FOUNDATION
• ATTACHED ONE-CAR GARAGE
• BONUS ROOM WITH ¾ BATHROOM
• GREEN HOUSES

Property features AI

Finance

• Other: Zoning: F-R; Lot size approximately 0.2066 acres; MLS living area reported as 1,720
• Financial info: Listing terms: Cash

Exterior

• Parking: Attached garage; Driveway; Off-street parking; 1 covered parking space; Garage about 618 sq ft
• Utilities: Public water (City of Aberdeen); Sewer connected (City of Aberdeen); Electric and propane energy sources; Power by Grays Harbor PUD #1
• Home design: Single-family residence; One and one-half story; Main entry level; South-facing
• Construction: Built on lot; Wood construction; Composition and flat roof; Pillar/post/pier foundation; Structure type: house; Property condition: fixer
• Exterior features: Wood exterior; Paved lot; Greenhouse; Cable TV and high-speed internet available; Level topography; Has a view

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator
• Bedrooms: 3 bedrooms total — 2 on main level, 1 upper
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; One bathtub and two showers
• Heating & cooling: Wall furnace heating; No central air / cooling
• Interior features: Dining room; Water heater (electric); Electric fireplace
• Laundry & utility: Washer; Dryer; Utility room with electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 14.6% 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); J M Weatherwax High School (916 students, 63% FRL) — zoned schools average 76% FRL vs 61% district-wide (15 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.55%
• DSCR: 2.31
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $317,604
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 E Marion St	0.19mi	3/2.0	1,704 (+7%)	10mo	$395,000	$232	71
300 E Perry St	0.07mi	2/1.0 (-1)	1,449 (-9%)	5mo	$200,000	$138	68
430 E Curtis	0.40mi	3/2.0	1,472 (-8%)	2mo	$325,000	$221	67
111 E King St	0.32mi	3/1.0	1,520 (-5%)	8mo	$302,500	$199	66
502 W Marion St	0.52mi	3/2.5	1,578 (-1%)	13mo	$340,000	$215	61
414 W Scott St	0.51mi	4/1.5 (+1)	1,531 (-4%)	11mo	$330,000	$216	53
107 E Holman St	0.68mi	3/2.0	1,499 (-6%)	19mo	$259,900	$173	42
103 E Scott St	0.28mi	3/2.0	1,356 (-15%)	24mo	$175,000	$129	42
819 W Perry St	0.73mi	3/0.5	1,356 (-15%)	3mo	$225,000	$166	33

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: 25.4%
• Equity multiple: 2.07×
• Total profit: $35,570
• Equity at exit: $17,743

10-year hold

• IRR: 33.9%
• Equity multiple: 4.28×
• Total profit: $109,220
• Equity at exit: $10,289

Cash invested: $33,320 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,921 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $820

Break-even live

Break-even rent $882

Max offer price $119,000

Occupancy floor 52%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Bell Dr Cosmopolis, WA	3.0	2.0	1877	$2,600	$1.39	43d	1	0.92mi
810 Dewitt Dr Unit 810 Cosmopolis, WA	3.0	1.0	1656	$1,895	$1.14	43d	1	1.20mi
1731 S Boone St Unit 303 Aberdeen, WA	2.0	1.0	1100	$1,250	$1.14	43d	1	1.25mi
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	43d	1	1.49mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $119,000 Pending 2 DOM
2. 2026-06-03
   remarks 654-char remark
3. 2026-06-03
   listed $119,000 Active 1 DOM

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$888/yr (+$74/mo · 319.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥78°F today · 16 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: $23,048
• − Mortgage interest: −$6,666
• − Property taxes: −$278
• − Insurance: −$595
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$3,462
• Taxable income: $8,359
• Est. tax owed @ 24.0%: −$2,006
• After-tax cash flow: $7,840/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

• 2026-06-02 Listed $119,000 NWMLS as Distributed by MLS Grid

Property tax history

-6.8%/yr

Latest (2026): $278 · -4.7% YoY. Source: county tax records.