Upgraded
For Sale
$320,000
1011 Macfarlane, Aberdeen, WA 98520
Duplex with upgraded units, two-bedroom layouts, and an ocean-adjacent Aberdeen setting.
Property Size3,020 SF
Price / SF$105.96
Days on Market20
Property Features for 1011 Macfarlane
General Information
Standard status
Active
Size
3,020 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1976
Listing Agency:
PDG Services
Listed By:
Hal Palmer · License #3924
Source:
Chehalisvalleyrealty
Added: Aug 12
Changed: Aug 29
Last Checked: Aug 30 at 8:38PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of PDG Services
Investment Insights
Based on property information with market context.
This duplex includes two residential units, each configured with two bedrooms and one bathroom. The units have been upgraded, providing refreshed residential interiors within a property built in 1976.
Located at 1011 Macfarlane in Aberdeen, Washington, the property is near the ocean. The stated property size is 3,020, offering a compact two-unit configuration for residential income ownership.
Located at 1011 Macfarlane in Aberdeen, Washington, the property is near the ocean. The stated property size is 3,020, offering a compact two-unit configuration for residential income ownership.
Key Highlights
- Two‑unit duplex configuration
- Each unit includes 2 bedrooms and 1 bathroom
- Units have been upgraded
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,569
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.62%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$551,380
$551.4K
Cap Rate 7%
$393,843
$393.8K
Cap Rate 9%
$306,322
$306.3K
Market Conditions
NOI Build-Up for 3,020 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$41.7K $13.80/SF
− Vacancy
−$2.3K −$0.76/SF
EGI
$39.4K $13.04/SF
− OpEx
−$11.8K −$3.91/SF
NOI
$27.6K $9.13/SF
Area
Grays Harbor County, WA
Vacancy
5.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$551,380
Cap Rate 7%
$393,843
Cap Rate 9%
$306,322
Alternative Uses
Best Use
Multifamily LT 5
$393.8K
$344.6K – $459.5K
NOI $27,569 @ 7.0% cap · market cap 8.62%
Second Best
Apartment 5plus
$365.2K
$319.5K – $426.1K
NOI $25,563 @ 7.0% cap · market cap 7.99%
Theoretical Best
Office A
$832.5K
$728.4K – $971.2K
NOI $58,274 @ 7.0% cap · market cap 18.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
229
Businesses Nearby
Explore this area
Business Placement
Demographics for 98520, WA
24,086
Population
9,333
Households
2.6
Avg Household Size
41
Median Age
14%
College-Educated
89%
High-School Grad
217.5 sq mi
ZIP Area
111
Density / Sq Mi
$59,744
Median Household Income
$34,591
Median Earnings
$1,034
Median Rent
$237,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex with upgraded units, two-bedroom layouts, and an ocean-adjacent Aberdeen setting.
Where is this duplex located?
The property is located at 1011 Macfarlane Aberdeen, WA.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Two‑unit duplex configuration; Each unit includes 2 bedrooms and 1 bathroom; Units have been upgraded
