Real Estate Investing in Medina, Washington (98039)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98039 (Medina, WA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 132.4 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Medina, WA (98039)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98039 Medina
Looking more closely, ZIP 98039 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $4.6M median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 98039 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Medina have seen price recovery that 98039 has not matched. King County data supports the view that the spread is structural rather than temporary.
Employment concentration in 98039 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 98039 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 Medina:
Property Strategy for 98039
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $3,477,610 | $4,240 | 0.9% | +7.5% | $1,159,203 |
| 4BR | $4,336,926 | $4,980 | 0.8% | +7.3% | $1,084,231 |
| 5BR | $6,311,973 | — | — | +7.1% | $1,262,395 |
Market Trends
Home Value History (with trend line)
📊 How Does 98039 Compare?
| Metric | 98039 | Medina | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $4,633,177 | $4,633,177 | N/A | $591,536 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 5.9% |
| Avg Rent | $2,916 | $2,916 | N/A | - |
| Cap Rate | 0.5% | 0.5% | - | - |
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 98039 (Medina, 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 | $4,633,177 |
| Monthly Rent | $2,916 |
| Price-to-Rent | 132.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 0.8% |
| Cap Rate | 0.5% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (0.5%). 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 98039
Population: 2,889
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 98039
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Laurelhurst Elementary School
Chinook Middle School
Montlake Elementary School
Stevens Elementary School
McGilvra Elementary School
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 10,676 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Medina, WA a good investment right now?
Medina, WA scores 2.0/5 for investability. Home values sit at $4.6M and rents near $2,916/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How deep is the rental pool in Medina, WA?
Expect a solid tenant pool in Medina, WA. The rental market absorbs $2,916/mo rents without meaningful friction.
What do landlords charge for rent in Medina, WA?
Expect rents around $2,916/mo per month in Medina, WA. With home values at $4.6M, the yield math works out to reasonable levels for rental investors.
Where do home prices stand in Medina, WA?
Medina, WA home values average about $4.6M. That price point suits investors targeting rentals with $2,916/mo in monthly income.
What is the rental occupancy rate in Medina, WA?
Medina, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 98039 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98039 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 98039 ranks in Seattle-Tacoma-Bellevue, WA
Every ZIP in this metro, ranked. Free.
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