909 E 2nd St · Aberdeen, WA 98520

$290,000

4 bd · 2.0 ba · 1,900 sqft · MultiFamily public records · 55 Days on market

Built 1920 6,500 sqft lot $153/sqft · at area comps Est $298k · at est.

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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 +20.9/30.0
• ARV discount +8.7/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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

Multi-family units

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

Listing remarks

Great investment opportunity in the City of Aberdeen! This duplex offers owner-occupant or investment potential—live in one unit while renting the other. Excellent rental history with upper and lower units. Lower unit features 3 bedrooms and 1 bath; upper unit features 2 bedrooms and 1 bath. Property has seen major renovations, including new electrical panels (2026), new roof (2024), exterior paint (2024), and new fence (2025). Upper unit has been renovated with new flooring, paint, trim, stove, kitchen cabinets, and refreshed bathroom. Lower unit was renovated in 2021 with updated flooring/carpet, kitchen cabinets, stove, and refrigerator. Skirting was replaced in February 2026, vapo

Key facts

• Exterior paint
• Major renovations
• New roof

Tags

• EXCELLENT RENTAL HISTORY
• MAJOR RENOVATIONS
• NEW ELECTRICAL PANELS
• NEW ROOF
• EXTERIOR PAINT
• NEW FENCE

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• Financial info: Gross scheduled income: $36,000; Gross adjusted income: $18,000; Total monthly income: $2,600; Actual rents: Unit 909 $1,500; Unit 909 1/2 $1,100; Net operating income: $28,113; Total annual expenses: $5,007; Insurance expense: $2,826; Electric expense (monthly): $300; Gross rent multiplier: 8.8; Vacancy rate: 8%; 2 units in building, none below grade

Exterior

• Parking: 4 uncovered parking spaces
• Security: Partially fenced
• Utilities: Electric energy source; Public water (City of Aberdeen Utilities); Sewer connected (City of Aberdeen Utilities); Power provided by Grays Harbor PUD; Cable and internet connected via Comcast; Monthly water/sewer/garbage estimate: $300
• Home design: Duplex (residential income / multi-family); Updated/remodeled condition; Has a view; 2 stories; Built circa 1920; Entry supported on pillar/post/pier foundation
• Construction: Standard frame construction; Wood exterior; Composition roof
• Exterior features: Partially fenced yard; Cable TV and high-speed internet available; Alley access; Curbs, paved streets and sidewalks

Interior

• Kitchen: Both units have range/oven; Both units include refrigerator; No dishwashers in either unit
• Bedrooms: Unit 909: 3 bedrooms; Unit 909 1/2: 2 bedrooms; Up to 5 possible bedrooms total
• Flooring: Vinyl; Carpet
• Bathrooms: Unit 909: 1 bathroom; Unit 909 1/2: 1 bathroom
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Vinyl and carpet flooring; Partially fenced property
• Laundry & utility: No in-unit washer/dryer provided (both units)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive. Per door: $168/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 $279k (3.8% below list).
• Recommended offer: $279k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 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); Harbor Junior/Senior High School (124 students, 80% FRL) — zoned schools average 79% FRL vs 61% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 266 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• At $2,789/mo this rent would consume 58% 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 $9k 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 55 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $179k; list at $290k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,900 (3.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 4% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.96% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $298,040
• List price: $290,000
• Delta: -2.70%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-21,813
• Equity at exit: $43,240

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $24,562
• Equity at exit: $25,074

Cash invested: $81,200 (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: 17.3×

Monthly cashflow live

• Estimated rent: $2,789 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $336

Break-even live

Break-even rent $2,364

Max offer price $290,000

Occupancy floor 83%

Sensitivity live

Price	-10% $500	-5% $418	+0% $336	+5% $254	+10% $172
Rent	-10% $115	-5% $226	+0% $336	+5% $446	+10% $556
Rate	-1.0pp $482	-0.5pp $409	base $336	+0.5pp $261	+1.0pp $184

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,788
Total (2 units)			$2,789

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	46d	1	0.06mi
801 Olympic Sq Aberdeen, MD	2.0–3.0	2.0	1344	$2,267	$1.69	46d	3	0.65mi
1619 W 6th St Aberdeen, WA	4.0	2.0	1750	$2,295	$1.31	46d	1	1.21mi

Listing history 31 events

1. 2026-06-22
   days on market $290,000 Active 55 DOM
2. 2026-06-21
   days on market $290,000 Active 54 DOM
3. 2026-06-19
   days on market $290,000 Active 52 DOM
4. 2026-06-18
   days on market $290,000 Active 51 DOM
5. 2026-06-17
   days on market $290,000 Active 50 DOM
6. 2026-06-16
   days on market $290,000 Active 49 DOM
7. 2026-06-15
   pricedays on market $290,000 Active 48 DOM
8. 2026-06-14
   days on market $250,000 Active 46 DOM
9. 2026-06-12
   days on market $250,000 Active 45 DOM
10. 2026-06-09
    days on market $250,000 Active 42 DOM
11. 2026-06-08
    days on market $250,000 Active 41 DOM
12. 2026-06-07
    days on market $250,000 Active 40 DOM
13. 2026-06-03
    pricedays on market $250,000 Active 36 DOM
14. 2026-06-02
    days on market $299,000 Active 35 DOM
15. 2026-06-01
    days on market $299,000 Active 34 DOM
16. 2026-05-31
    days on market $299,000 Active 33 DOM
17. 2026-05-30
    days on market $299,000 Active 32 DOM
18. 2026-04-28
    listed $299,000 Active
19. 2021-06-15
    soldstatus $179,000 Closed
20. 2021-05-06
    status Pending
21. 2021-02-27
    status Pending
22. 2021-01-28
    status Active
23. 2021-01-27
    status Pending
24. 2021-01-25
    listed $179,000 Active
25. 2018-04-27
    soldstatus $90,000 Sold
26. 2018-04-27
    soldstatus $90,000
27. 2018-03-27
    status Pending
28. 2018-03-14
    listed $89,900 Active
29. 2005-05-19
    soldstatus $74,000
30. 2005-05-19
    soldstatus $74,000
31. 2004-08-24
    listed $74,777

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $2,842 · $237/mo
• Expected delta: +$928/yr (+$77/mo · 48.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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: $33,468
• − Mortgage interest: −$16,245
• − Property taxes: −$1,914
• − Insurance: −$2,248
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$8,436
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $4,204/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

+287.8% since first listed

16 events — show timeline

• 2026-06-14 Price Changed $290,000 NWMLS as Distributed by MLS Grid
• 2026-06-03 Price Changed $250,000 NWMLS as Distributed by MLS Grid
• 2026-04-28 Listed $299,000 NWMLS as Distributed by MLS Grid
• 2021-06-15 Sold (MLS) $179,000 NWMLS as Distributed by MLS Grid
• 2021-05-06 Pending — NWMLS as Distributed by MLS Grid
• 2021-02-27 Pending — NWMLS as Distributed by MLS Grid
• 2021-01-28 Relisted — NWMLS as Distributed by MLS Grid
• 2021-01-27 Pending — NWMLS as Distributed by MLS Grid
• 2021-01-25 Listed $179,000 NWMLS as Distributed by MLS Grid
• 2018-04-27 Sold (Public Records) $90,000 Public Records
• 2018-04-27 Sold (MLS) $90,000 NWMLS as Distributed by MLS Grid
• 2018-03-27 Pending — NWMLS as Distributed by MLS Grid
• 2018-03-14 Listed $89,900 NWMLS as Distributed by MLS Grid
• 2005-05-19 Sold (Public Records) $74,000 Public Records
• 2005-05-19 Sold (MLS) $74,000 NWMLS as Distributed by MLS Grid
• 2004-08-24 Listed $74,777 NWMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2026): $1,914 · +21.1% YoY. Source: county tax records.