Real Estate Investing in Black Diamond, Washington (98010)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98010 (Black Diamond, WA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Black Diamond, WA (98010)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98010 Black Diamond
Stepping back, ZIP 98010 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $772K median. It rewards specialists, not generalists.
Stepping back, the numbers look inviting — $772K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98010 is substantial and deserves full respect.
ZIP 98010's metrics run below King County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 98010 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Black Diamond:
Property Strategy for 98010
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $712,454 | $2,640 | 2.7% | +5.3% | $356,227 |
| 3BR | $683,817 | $3,450 | 3.6% | +6.7% | $227,939 |
| 4BR | $846,422 | $4,060 | 3.5% | +6.8% | $211,606 |
| 5BR | $954,306 | — | — | +6.3% | $190,861 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98010 Compare?
| Metric | 98010 | Black Diamond | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $771,686 | $771,686 | N/A | $591,536 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 5.9% |
| Avg Rent | $2,954 | $2,954 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 98010 (Black Diamond, WA). Anonymous, moderated, never written by AI.
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Property managers serving King County
Manage rentals here? List your business →Alki Property Management LLC specializes in apartment rentals. summary from their website
Brink Property Management offers residential property management and vacant home management services in Bellevue, providing marketing, tenant screening, rent collection, and maintenance. summary from their website
Full Service Property Management offers compassionate property management across Metro Seattle, including multi-family management, property marketing, and maintenance services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $771,686 |
| Monthly Rent | $2,954 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 98010
Population: 6,351
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 98010
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 9,368 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Black Diamond, WA stack up for property investment?
Black Diamond, WA registers an investability rating of 3.0/5, with median home values near $772K and average rents around $2,954/mo. That combination puts it in the robust tier for investor interest.
What do landlords charge for rent in Black Diamond, WA?
Rent in Black Diamond, WA is around $2,954/mo. The resulting rent-to-value relationship with $772K pricing is reasonable for most investor models.
How quickly do rentals get leased in Black Diamond, WA?
Black Diamond, WA carries elevated vacancy risk. Expect measured absorption at market rents of $2,954/mo.
Is WA a landlord-friendly state?
The landlord environment in Black Diamond, WA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Are renters plentiful in Black Diamond, WA?
Working renters make up the core of the Black Diamond, WA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 98010 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98010 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 98010 ranks in Seattle-Tacoma-Bellevue, WA
Every ZIP in this metro, ranked. Free.
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