1007 Macfarlane · Aberdeen, WA 98520

$320,000

4 bd · 2.0 ba · 1,520 sqft · MultiFamily public records · 207 Days on market

Built 1976 6,000 sqft lot $211/sqft · 63% above area Est $391k · 18% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Enjoy a stable tenancy with this nicw duplex in a great location. 2 bedroom 1 bath makes for a nice place to live. Close to the ocen

Key facts

• Recently upgraded
• Stable neighborhood
• 6,000 sq ft lot

Tags

• RECENTLY UPGRADED
• STABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive. Per door: $59/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (14.9% below list).
• Recommended offer: $272k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 2 comparable units currently listed for rent nearby; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).
• At $2,723/mo this rent would consume 56% of the median local household income ($58k/yr) (locally 635% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 207 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $360k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $268k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $272,300 (14.9% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $390,958
• List price: $320,000
• Delta: -18.15%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 -524 W Cushing St	0.40mi	4/2.0	1,482 (-2%)	10mo	$310,000	$209	69
526 -528 W Cushing St	0.39mi	4/2.0	1,482 (-2%)	11mo	$310,000	$209	69
518 -520 W Cushing St	0.42mi	4/2.0	1,482 (-2%)	10mo	$310,000	$209	68

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-40,675
• Equity at exit: $47,713

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-10,231
• Equity at exit: $27,668

Cash invested: $89,600 (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: 19.6×

Monthly cashflow live

• Estimated rent: $2,723 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$222 /mo · $2,664/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $118

Break-even live

Break-even rent $2,574

Max offer price $320,000

Occupancy floor 91%

Sensitivity live

Price	-10% $299	-5% $208	+0% $118	+5% $27	+10% $-63
Rent	-10% $-97	-5% $10	+0% $118	+5% $225	+10% $333
Rate	-1.0pp $279	-0.5pp $199	base $118	+0.5pp $35	+1.0pp $-50

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,722
Total (2 units)			$2,723

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	45d	1	1.14mi
912 Bell Dr Cosmopolis, WA	3.0	2.0	1877	$2,600	$1.39	45d	1	1.41mi

Listing history 30 events

1. 2026-06-21
   days on market $320,000 Active 207 DOM
2. 2026-06-19
   days on market $320,000 Active 205 DOM
3. 2026-06-18
   days on market $320,000 Active 204 DOM
4. 2026-06-17
   days on market $320,000 Active 203 DOM
5. 2026-06-16
   days on market $320,000 Active 202 DOM
6. 2026-06-15
   days on market $320,000 Active 201 DOM
7. 2026-06-14
   days on market $320,000 Active 199 DOM
8. 2026-06-12
   days on market $320,000 Active 198 DOM
9. 2026-06-09
   days on market $320,000 Active 195 DOM
10. 2026-06-08
    days on market $320,000 Active 194 DOM
11. 2026-06-07
    days on market $320,000 Active 193 DOM
12. 2026-06-03
    days on market $320,000 Active 189 DOM
13. 2026-06-02
    days on market $320,000 Active 188 DOM
14. 2026-06-01
    days on market $320,000 Active 187 DOM
15. 2026-05-31
    days on market $320,000 Active 186 DOM
16. 2026-05-30
    days on market $320,000 Active 185 DOM
17. 2026-04-23
    price $350,000
18. 2026-04-23
    status Active
19. 2026-02-26
    status Pending - Backup Offer Requested
20. 2026-02-26
    status Pending
21. 2025-09-25
    listed $680,000 Active
22. 2021-03-24
    soldstatus $267,800 Sold
23. 2021-03-19
    status Pending
24. 2021-02-28
    status Pending Inspection
25. 2021-02-17
    listed $272,000 Active
26. 2019-09-27
    soldstatus $250,000
27. 2019-05-31
    soldstatus $220,000 Sold
28. 2019-05-31
    soldstatus $220,000
29. 2019-05-10
    status Pending
30. 2019-05-08
    listed $230,000 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: $2,664 · $222/mo
• Projected year-2 tax: $3,136 · $261/mo
• Expected delta: +$472/yr (+$39/mo · 17.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 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: $32,676
• − Mortgage interest: −$17,925
• − Property taxes: −$2,664
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − Depreciation: −$9,309
• Taxable loss: −$4,050
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $2,385/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

+52.2% since first listed

14 events — show timeline

• 2026-04-23 Price Changed $350,000 NWMLS as Distributed by MLS Grid
• 2026-04-23 Relisted — NWMLS as Distributed by MLS Grid
• 2026-02-26 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-26 Pending — NWMLS as Distributed by MLS Grid
• 2025-09-25 Listed $680,000 NWMLS as Distributed by MLS Grid
• 2021-03-24 Sold (MLS) $267,800 NWMLS as Distributed by MLS Grid
• 2021-03-19 Pending — NWMLS as Distributed by MLS Grid
• 2021-02-28 Pending — NWMLS as Distributed by MLS Grid
• 2021-02-17 Listed $272,000 NWMLS as Distributed by MLS Grid
• 2019-09-27 Sold (Public Records) $250,000 Public Records
• 2019-05-31 Sold (Public Records) $220,000 Public Records
• 2019-05-31 Sold (MLS) $220,000 NWMLS as Distributed by MLS Grid
• 2019-05-10 Pending — NWMLS as Distributed by MLS Grid
• 2019-05-08 Listed $230,000 NWMLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2026): $2,664 · -2.7% YoY. Source: county tax records.