Real Estate Investing in Edmonds, Washington (98020)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98020 (Edmonds, WA)? 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 41.8 — hard to cash-flow at these prices.
What’s happening in Edmonds, WA (98020)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98020 Edmonds
Stepping back, ZIP 98020 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $1.2M median. It rewards specialists, not generalists.
The 98020 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 98020 and stronger Edmonds ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A sturdy renter share of 27% in 98020 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. healthy returns are possible in 98020, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Edmonds:
Property Strategy for 98020
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $599,865 | $2,040 | 2.4% | +6.2% | $599,865 |
| 2BR | $813,786 | $2,380 | 2.1% | +6.8% | $406,893 |
| 3BR | $1,067,554 | $3,110 | 2.1% | +7.5% | $355,851 |
| 4BR | $1,409,748 | $3,660 | 1.9% | +8.9% | $352,437 |
| 5BR | $1,667,477 | — | — | +8.6% | $333,495 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98020 Compare?
| Metric | 98020 | Edmonds | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $1,156,886 | $1,156,886 | N/A | $591,536 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 5.9% |
| Avg Rent | $2,308 | $2,308 | N/A | - |
| Cap Rate | 1.6% | 1.6% | - | - |
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 98020 (Edmonds, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98020 (Edmonds, WA)?
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Property managers serving Snohomish County
Manage rentals here? List your business →inTrust Property Management offers HOA Management Services in King & Snohomish Counties. summary from their website
Haven Property Management is a full-service residential management company based in Federal Way, WA, covering the Greater Puget Sound area. summary from their website
Navigate Community Management provides community management 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 | $1,156,886 |
| Monthly Rent | $2,308 |
| Price-to-Rent | 41.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.6%). 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 98020
Population: 19,064
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 98020
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 11,217 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is WA a landlord-friendly state?
For rental operators, Edmonds, WA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
How qualified is the tenant pool in Edmonds, WA?
Tenant quality in Edmonds, WA ranks as solid. Landlords generally report even-keeled occupancy at market rents of $2,308/mo.
How should investors approach Edmonds, WA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Edmonds, WA. The numbers - $1.2M homes against $2,308/mo rents - support that play.
How does Edmonds, WA rate as a rental market?
Yes - Edmonds, WA a 3.0/5 investability score. With $1.2M home prices against $2,308/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does a duplex house hack pencil in Edmonds, WA?
Edmonds, WA is a a tougher market for house hackers. FHA or conventional owner-occupant buyers find the $1.2M price point reasonable to enter.
You know 98020 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98020 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 98020 ranks in Seattle-Tacoma-Bellevue, WA
Every ZIP in this metro, ranked. Free.
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Community Ratings
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