Duplex with Detached
For Sale
$259,500
811 W Market St, Aberdeen, WA 98520
Two separate homes offer a flexible residential configuration with fenced outdoor space and included household appliances.
Property Size1,952 SF
Lot Size0.15 Acres
Price / SF$132.94
Days on Market31
Property Features for 811 W Market St
General Information
Standard status
Active
Size
1,952 SF
Total Parking Spaces
2
Lot size
0.15 Acres
Property subtype
Multi-Family
Units
Unit Mix
1 x 4BR, 1 x 2BR
Multifamily Units
2
Amenities
greenhouse
Building Details
Year Built
1910
Buildings
2
Listing Agency:
Premier Realty Grays Harbor
(360) 533-1900
Listed By:
Harley Greninger · License #2750
Source:
Chehalisvalleyrealty
Added: Jul 31
Changed: Aug 28
Last Checked: Aug 29 at 12:23PM
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 Premier Realty Grays Harbor
Investment Insights
Based on property information with market context.
This duplex includes two separate homes on a 6,500-square-foot parcel, with a combined property size of 1,952 square feet. The front residence is a four-bedroom, 1 1/2-story home with newer floor covering and appliances that remain, including a refrigerator, freezer, range, washer, and dryer. A two-bedroom, single-story home is positioned behind it, creating a distinct second residence on the property.
The yard between the homes is completely fenced. Additional improvements include a two-car garage and a greenhouse, providing covered parking and supplemental utility for the property.
The yard between the homes is completely fenced. Additional improvements include a two-car garage and a greenhouse, providing covered parking and supplemental utility for the property.
Key Highlights
- Two homes on a 6,500‑square‑foot parcel
- 1,952‑square‑foot duplex property
- Front home has 4 bedrooms and is 1 1/2 stories
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
$17,819
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
6.87%
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%
$356,380
$356.4K
Cap Rate 7%
$254,557
$254.6K
Cap Rate 9%
$197,989
$198.0K
Market Conditions
NOI Build-Up for 1,952 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
$26.9K $13.80/SF
− Vacancy
−$1.5K −$0.76/SF
EGI
$25.5K $13.04/SF
− OpEx
−$7.6K −$3.91/SF
NOI
$17.8K $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%
$356,380
Cap Rate 7%
$254,557
Cap Rate 9%
$197,989
Alternative Uses
Best Use
Multifamily LT 5
$254.6K
$222.7K – $297.0K
NOI $17,819 @ 7.0% cap · market cap 6.87%
Second Best
Apartment 5plus
$236.0K
$206.5K – $275.4K
NOI $16,523 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$538.1K
$470.8K – $627.8K
NOI $37,666 @ 7.0% cap · market cap 14.51%
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
888
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate homes offer a flexible residential configuration with fenced outdoor space and included household appliances.
Where is this duplex located?
The property is located at 811 W Market St Aberdeen, WA.
What is the asking price?
The asking price for this property is $259,500.
What are key features of this property?
This property features: Two homes on a 6,500‑square‑foot parcel; 1,952‑square‑foot duplex property; Front home has 4 bedrooms and is 1 1/2 stories
