1505 Aberdeen Ave · Aberdeen, WA 98520

$69,900

4 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 21 Days on market

Built 1932 5,750 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

This property offers incredible potential in a highly desirable neighborhood. Whether you choose to tear down and build new or undertake a full renovation, the result will be a beautiful home tailored to your vision, skill, and budget. Need a little extra room for your plans? The neighboring lot is also available, adding an additional 2,875 sq. ft. Don’t miss this opportunity to create your dream home in a great location!

Key facts

• 5,750 sq ft lot
• Built 1932
• Listed 20 days

Property features AI

Finance

• Other: Property zoned by city; Lot approximately 0.132 acres; Bus line nearby
• Financial info: Listing terms: Cash

Exterior

• Parking: No parking
• Utilities: Electric service; Public water (City of Aberdeen); Sewer connected (City of Aberdeen); Power by Grays Harbor PUD; Cable: Comcast; Internet: Xfinity
• Home design: Single-family residence; One story; Main-level entry; Has view
• Construction: Built in 1932 (effective year); Wood construction; Composition roof; Pillar/post/pier foundation; Built on lot
• Exterior features: Wood exterior; Alley access; Paved lot

Interior

• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level) with 1 shower
• Heating & cooling: No heating; No cooling
• Interior features: Level topography inside home; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.2% 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; 3 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 43% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1932 — 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.98% ✓
• Cap rate: 26.22%
• Cash-on-cash: 71.18%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $242,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1506 Morgan St	0.22mi	3/1.0 (-1)	1,468 (-2%)	2mo	$248,000	$169	79
1700 Bay Ave	0.15mi	3/1.5 (-1)	1,574 (+5%)	6mo	$213,000	$135	73
609 W 3rd Street Dr	0.31mi	4/2.0	1,524 (+1%)	13mo	$245,000	$161	69
1613 Cherry St	0.21mi	4/2.0	1,380 (-8%)	5mo	$310,000	$225	69
1805 W 1st St	0.38mi	3/1.5 (-1)	1,459 (-3%)	3mo	$169,000	$116	68
214 N Washington St	0.27mi	3/2.0 (-1)	1,498 (-0%)	12mo	$200,000	$134	68
611 Conger St	0.31mi	3/2.0 (-1)	1,450 (-4%)	5mo	$275,000	$190	67
701 Simpson Ave	0.20mi	4/1.0	1,314 (-13%)	6mo	$150,000	$114	64
1401 Cherry St	0.20mi	3/1.0 (-1)	1,368 (-9%)	8mo	$246,500	$180	63
2002 Pacific Ave	0.31mi	3/2.0 (-1)	1,710 (+14%)	1mo	$175,500	$103	53
713 Simpson Ave	0.18mi	3/1.5 (-1)	1,728 (+15%)	12mo	$300,000	$174	50
708 Willow St	0.66mi	3/2.0 (-1)	1,702 (+13%)	10mo	$230,000	$135	30

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: 42.1%
• Equity multiple: 2.86×
• Total profit: $36,475
• Equity at exit: $10,422

10-year hold

• IRR: 49.2%
• Equity multiple: 6.24×
• Total profit: $102,598
• Equity at exit: $6,044

Cash invested: $19,572 (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: $2,084 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$29
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $701

Break-even live

Break-even rent $1,197

Max offer price $69,900

Occupancy floor 61%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.34mi
3033 Sumner Ave Hoquiam, WA	3.0	1.0	1128	$1,695	$1.50	44d	1	0.98mi
908 E 1st St Aberdeen, WA	3.0	1.0	1608	$2,100	$1.31	44d	1	1.22mi

Listing history 15 events

1. 2026-06-19
   days on market $69,900 Active 21 DOM
2. 2026-06-18
   days on market $69,900 Active 20 DOM
3. 2026-06-17
   days on market $69,900 Active 19 DOM
4. 2026-06-16
   days on market $69,900 Active 18 DOM
5. 2026-06-15
   days on market $69,900 Active 17 DOM
6. 2026-06-14
   days on market $69,900 Active 15 DOM
7. 2026-06-12
   days on market $69,900 Active 14 DOM
8. 2026-06-09
   days on market $69,900 Active 11 DOM
9. 2026-06-08
   days on market $69,900 Active 10 DOM
10. 2026-06-07
    pricedays on market $69,900 Active 9 DOM
11. 2026-06-03
    days on market $79,900 Active 5 DOM
12. 2026-06-02
    days on market $79,900 Active 4 DOM
13. 2026-06-01
    days on market $79,900 Active 3 DOM
14. 2026-05-31
    days on market $79,900 Active 2 DOM
15. 2026-05-29
    listed $79,900 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 71% 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: $25,009
• − Mortgage interest: −$3,915
• − Property taxes: −$1,077
• − Insurance: −$5,874
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$2,033
• Taxable income: $8,107
• Est. tax owed @ 24.0%: −$1,946
• After-tax cash flow: $6,461/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

• 2026-05-29 Listed $79,900 NWMLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2026): $1,077 · +6.0% YoY. Source: county tax records.