20 Meander Way · Aberdeen, WA 98520

$45,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 39 Days on market

Built 1975 $37/sqft · 14% below area Est $54k · 14% under

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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
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Remodeled 1975 Double Wide with 1248 SQ FT includes 2 bedrooms and 1.75 baths located in Leisure Manor Mobile Home Park in South Aberdeen. Covered front porch to enjoy , enters into a bight large living room with lots of light . All new paint on ceilings, walls and new vinyl plank flooring throughout the home. Beautifully Remodeled kitchen with new stove and micro wave. Dinning Room area off living room . Large Family room area off Kitchen. Laundry Room with Washer and Dryer that seller is leaving for new owner. Full bathroom with new toilet, flooring and paint. Guest bedroom with new paint and flooring. Primary bedroom with primary bathroom includes shower , new toilet and new v

Key facts

• Covered front porch
• Laundry room
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• COVERED FRONT PORCH
• LARGE LIVING ROOM
• NEW VINYL PLANK FLOORING
• LAUNDRY ROOM
• SUNNY OUTSIDE DECK

Property features AI

Finance

• Other: Taxes reported; Buyer brokerage compensation offered: 3%
• Financial info: Land lease: $775; Listing terms: Cash
• HOA & community: Located in Leisure Manor Mobile Home Park (park approved for sale); Senior community; Park amenities: clubhouse, common area, recreational area; Land lease

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; Public sewer; Electric water heater (outside panel); Cable connected (Comcast); Power by GH PUD
• Home design: Manufactured home (double wide); Updated/remodeled; One level; Faces northwest
• Construction: Metal/vinyl construction; Metal skirt; Composition roof; Manufactured house (Camel model, double wide)
• Exterior features: Patio/porch/deck; Landscaped; Paved lot; Has view; Carport & storage shed (storage #402)

Interior

• Kitchen: Stove/Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; No cooling
• Interior features: Water heater; Entry; Living room; Kitchen with eating space; Utility room
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $46k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.0% 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $317 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $9k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $46k implies a 217% gain — meaningful room to come down on a strong offer.

Recommended offer $44,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.96% ✓
• Cap rate: 26.97%
• Cash-on-cash: 73.86%
• DSCR: 4.29
• GRM: 2.8

CMA / ARV

• ARV (median comp): $53,606
• List price: $45,900
• Delta: -14.38%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Carefree Cir	0.12mi	3/2.0 (+1)	1,344 (+8%)	1mo	$82,000	$61	76
201 Ho Hum Ln	0.09mi	2/1.0	1,135 (-9%)	3mo	$55,000	$48	74
511 Leisure Cir	0.07mi	3/2.0 (+1)	1,344 (+8%)	10mo	$52,000	$39	70
25 Meander Way	0.04mi	3/2.0 (+1)	1,120 (-10%)	11mo	$72,500	$65	67
58 Meander Way	0.01mi	3/2.0 (+1)	1,404 (+12%)	11mo	$95,000	$68	64
1504 S Evans St	0.59mi	2/2.0	1,142 (-8%)	10mo	$175,000	$153	50
1212 S Evans St	0.45mi	3/2.0 (+1)	1,296 (+4%)	23mo	$304,784	$235	49
115 E Mohler	0.46mi	3/2.0 (+1)	1,080 (-14%)	7mo	$279,500	$259	45

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: 75.1%
• Equity multiple: 4.49×
• Total profit: $44,811
• Equity at exit: $6,844

10-year hold

• IRR: 79.2%
• Equity multiple: 9.70×
• Total profit: $111,776
• Equity at exit: $3,969

Cash invested: $12,852 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$241
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $791

Break-even live

Break-even rent $357

Max offer price $45,900

Occupancy floor 37%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 W Huntley St Unit 3 Aberdeen, WA	2.0	1.0	850	$1,400	$1.65	44d	1	0.61mi
100 W Curtis St Aberdeen, WA	2.0	2.0	900	$1,500	$1.67	44d	1	0.62mi
1731 S Boone St Unit 303 Aberdeen, WA	2.0	1.0	1100	$1,250	$1.14	44d	1	0.79mi
109 S Park St Apt 1 Aberdeen, WA	2.0	1.0	800	$1,375	$1.72	44d	1	1.39mi
109 S Park St Apt 2 Aberdeen, WA	3.0	1.0	950	$1,450	$1.53	44d	1	1.39mi

Listing history 15 events

1. 2026-06-07
   pricestatusdays on market $45,900 Pending 39 DOM
2. 2026-06-03
   days on market $55,000 Active 37 DOM
3. 2026-06-02
   days on market $55,000 Active 36 DOM
4. 2026-06-01
   days on market $55,000 Active 35 DOM
5. 2026-05-31
   days on market $55,000 Active 34 DOM
6. 2026-05-30
   days on market $55,000 Active 33 DOM
7. 2026-04-27
   listed $55,000 Active
8. 2009-08-25
   soldstatus $14,500 Sold
9. 2009-08-06
   status Pending
10. 2009-07-10
    price $15,000
11. 2009-06-11
    price $17,500
12. 2009-04-17
    price $22,900
13. 2009-02-25
    listed $26,500
14. 2007-07-17
    soldstatus $18,500
15. 2007-01-24
    listed $21,500

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$184/yr (+$15/mo · 68.9%)

ⓘ 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 · 18 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: $16,299
• − Mortgage interest: −$2,571
• − Property taxes: −$266
• − Insurance: −$230
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$1,335
• Taxable income: $9,289
• Est. tax owed @ 24.0%: −$2,229
• After-tax cash flow: $7,263/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

+113.5% since first listed

11 events — show timeline

• 2026-06-05 Pending — NWMLS as Distributed by MLS Grid
• 2026-06-04 Price Changed $45,900 NWMLS as Distributed by MLS Grid
• 2026-04-27 Listed $55,000 NWMLS as Distributed by MLS Grid
• 2009-08-25 Sold (MLS) $14,500 NWMLS as Distributed by MLS Grid
• 2009-08-06 Pending — NWMLS as Distributed by MLS Grid
• 2009-07-10 Price Changed $15,000 NWMLS as Distributed by MLS Grid
• 2009-06-11 Price Changed $17,500 NWMLS as Distributed by MLS Grid
• 2009-04-17 Price Changed $22,900 NWMLS as Distributed by MLS Grid
• 2009-02-25 Listed $26,500 NWMLS as Distributed by MLS Grid
• 2007-07-17 Sold (MLS) $18,500 NWMLS as Distributed by MLS Grid
• 2007-01-24 Listed $21,500 NWMLS as Distributed by MLS Grid