Real Estate Investing in Aberdeen, Washington (98520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98520 (Aberdeen, WA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 9.8% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Aberdeen, WA (98520)?
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Market Analysis: 98520 Aberdeen
The 98520 ZIP covers a section of Aberdeen that demands careful diligence. Prices near $281K look accessible, but the work to make a deal cash flow is real.
Rent of $1,436/mo on a $281K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 98520 sits below the stated 0.0% once reality is priced in.
ZIP 98520's metrics run below Grays Harbor County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A notable renter share of 37% in 98520 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 98520 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Aberdeen:
Property Strategy for 98520
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $230,143 | $1,210 | 3.8% | +9.6% | $115,072 |
| 3BR | $312,038 | $1,680 | 3.9% | +8.3% | $104,013 |
| 4BR | $349,517 | $1,860 | 3.8% | +8.1% | $87,379 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98520 Compare?
| Metric | 98520 | Aberdeen | Aberdeen, WA | Washington |
|---|---|---|---|---|
| Home Value | $280,720 | $280,720 | N/A | $591,536 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 5.9% |
| Avg Rent | $1,436 | $1,436 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98520 (Aberdeen, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,720 |
| Monthly Rent | $1,436 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 Rent Trends
| 1-Year | +12.3% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 98520
Population: 25,072
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 98520
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 718 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is it easy to find good tenants in Aberdeen, WA?
Tenant demand in Aberdeen, WA is solid. The local workforce $1,436/mo rents across most rental classes.
What is the investability score for Aberdeen, WA?
Aberdeen, WA shows an investability rating of 2.0/5, with median home values near $281K and average rents around $1,436/mo. That combination puts it in the notable tier for investor interest.
What approach is best for Aberdeen, WA real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Aberdeen, WA. The numbers - $281K homes against $1,436/mo rents - support that play.
Are landlord laws favorable in Aberdeen, WA?
Aberdeen, WA operates under WA law, which is tenant-protective overall for landlords. Expect consistent treatment in typical lease and eviction cases.
How high is vacancy risk in Aberdeen, WA?
Vacancy risk in Aberdeen, WA is elevated. That supports measured cash flow for typical rental holds.
You know 98520 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98520 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 98520 ranks in Aberdeen, WA
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