606 Schley · Aberdeen, WA 98520

$125,000

2 bd · 1.0 ba · 761 sqft · SingleFamily public records · 189 Days on market

Built 1912 6,000 sqft lot $164/sqft · at area comps ↓ 14% 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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

Check out this 1912 fixer with an unfinished basement to double your space. You will find this property is super quiet and privately tucked back on a dead end street facing a greenbelt.

Key facts

• Greenbelt
• Unfinished basement
• Dead end street

Tags

• UNFINISHED BASEMENT
• DEAD END STREET
• GREENBELT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 45d 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 $864 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $252,903
• List price: $125,000
• Delta: -50.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 W Marion St	0.31mi	2/1.0	768 (+1%)	13mo	$179,000	$233	73
213 W King St	0.38mi	3/1.0 (+1)	792 (+4%)	14mo	$259,000	$327	59
604 W Scott St	0.26mi	1/1.0 (-1)	682 (-10%)	9mo	$200,000	$293	58
907 W Stockwell St	0.25mi	2/1.0	864 (+14%)	10mo	$170,000	$197	57
208 E Huntley St	0.69mi	2/1.0	688 (-10%)	6mo	$194,500	$283	47
218 W Cushing St	0.28mi	2/1.0	875 (+15%)	20mo	$290,000	$331	46

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $222
• Equity at exit: $18,638

10-year hold

• IRR: 11.1%
• Equity multiple: 1.92×
• Total profit: $32,025
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$656
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $292

Break-even live

Break-even rent $1,001

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $363	-5% $328	+0% $292	+5% $257	+10% $221
Rent	-10% $184	-5% $238	+0% $292	+5% $346	+10% $401
Rate	-1.0pp $355	-0.5pp $324	base $292	+0.5pp $260	+1.0pp $227

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 W Curtis St Aberdeen, WA	2.0	2.0	900	$1,500	$1.67	44d	1	0.53mi
1200 W Huntley St Unit 3 Aberdeen, WA	2.0	1.0	850	$1,400	$1.65	44d	1	0.66mi
1731 S Boone St Unit 303 Aberdeen, WA	2.0	1.0	1100	$1,250	$1.14	44d	1	0.89mi
109 S Park St Apt 1 Aberdeen, WA	2.0	1.0	800	$1,375	$1.72	45d	1	1.31mi
109 S Park St Apt 2 Aberdeen, WA	3.0	1.0	950	$1,450	$1.53	44d	1	1.31mi

Listing history 17 events

1. 2026-06-19
   days on market $125,000 Active 189 DOM
2. 2026-06-18
   days on market $125,000 Active 188 DOM
3. 2026-06-17
   days on market $125,000 Active 187 DOM
4. 2026-06-16
   days on market $125,000 Active 186 DOM
5. 2026-06-15
   days on market $125,000 Active 185 DOM
6. 2026-06-14
   days on market $125,000 Active 183 DOM
7. 2026-06-12
   days on market $125,000 Active 182 DOM
8. 2026-06-09
   days on market $125,000 Active 179 DOM
9. 2026-06-08
   days on market $125,000 Active 178 DOM
10. 2026-06-07
    days on market $125,000 Active 177 DOM
11. 2026-06-03
    days on market $125,000 Active 173 DOM
12. 2026-06-02
    days on market $125,000 Active 172 DOM
13. 2026-06-01
    days on market $125,000 Active 171 DOM
14. 2026-05-31
    days on market $125,000 Active 170 DOM
15. 2026-05-30
    days on market $125,000 Active 169 DOM
16. 2026-04-22
    price $125,000
17. 2025-12-12
    listed $145,000 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: $1,001 · $83/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$224/yr (+$19/mo · 22.4%)

ⓘ 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 · 23% 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: $16,455
• − Mortgage interest: −$7,002
• − Property taxes: −$1,001
• − Insurance: −$625
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,636
• Taxable income: $1,558
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $3,133/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

-13.8% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $125,000 NWMLS as Distributed by MLS Grid
• 2025-12-12 Listed $145,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2026): $1,001 · +26.7% YoY. Source: county tax records.