Real Estate Investing in Warrenton, Oregon (97146)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97146 (Warrenton, OR)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.8% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.2 — hard to cash-flow at these prices.
What’s happening in Warrenton, OR (97146)?
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Market Analysis: 97146 Warrenton
On the rental side, ZIP 97146 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $504K median. It rewards specialists, not generalists.
For an experienced owner, 97146 can be a a strong candidate for hunting ground — but the discount at $504K reflects genuine risk that outside investors often underestimate.
ZIP 97146's metrics run below Clatsop County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 97146 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 97146 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 Warrenton:
Property Strategy for 97146
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $341,581 | $1,600 | 3.4% | +5.7% | $170,790 |
| 3BR | $499,610 | $2,190 | 3.2% | +6.9% | $166,537 |
| 4BR | $631,090 | $2,680 | 3.1% | +7.5% | $157,773 |
| 5BR | $719,921 | — | — | +7.7% | $143,984 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 97146 Compare?
| Metric | 97146 | Warrenton | Astoria, OR | Oregon |
|---|---|---|---|---|
| Home Value | $503,621 | $503,621 | N/A | $493,884 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 4.9% |
| Avg Rent | $1,665 | $1,665 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 97146 (Warrenton, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $503,621 |
| Monthly Rent | $1,665 |
| Price-to-Rent | 25.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 97146
Population: 7,614
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 97146
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
Frequently Asked Questions
How do experienced investors play Warrenton, OR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Warrenton, OR. The numbers - $504K homes against $1,665/mo rents - support that play.
How deep is the rental pool in Warrenton, OR?
The tenant pool in Warrenton, OR is solid, supported by local employment and population fundamentals. Rents of $1,665/mo are well-absorbed by the market.
Where do rents currently stand in Warrenton, OR?
Investors in Warrenton, OR typically see rents near $1,665/mo per month against $504K home values - a solid setup for rental cash flow.
How viable is house hacking in Warrenton, OR?
House hacking in Warrenton, OR is a challenging. With home values around $504K and rents at $1,665/mo, owner-occupants can offset a meaningful share of PITI.
How quickly do rentals get leased in Warrenton, OR?
Warrenton, OR carries elevated vacancy risk. Expect reliable absorption at market rents of $1,665/mo.
You know 97146 now. You don’t know where it ranks.
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