Real Estate Investing in Auburn, Washington (98092)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98092 (Auburn, 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.
- High price-to-rent: Price-to-rent ratio 27.2 — hard to cash-flow at these prices.
What’s happening in Auburn, WA (98092)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98092 Auburn
The 98092 ZIP in Auburn, WA is a local-operator market. Outside capital chasing a $674K entry has to pair deep knowledge with the discount.
For an experienced owner, 98092 can be a worth a close look for hunting ground — but the discount at $674K reflects genuine risk that outside investors often underestimate.
Regionally, 98092 sits on the difficult end of the WA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 98092 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 98092 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Auburn:
Property Strategy for 98092
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $313,772 | $1,930 | 4.4% | +7.5% | $313,772 |
| 2BR | $384,456 | $2,280 | 4.3% | +6.4% | $192,228 |
| 3BR | $606,861 | $3,010 | 3.6% | +6.5% | $202,287 |
| 4BR | $717,563 | $3,510 | 3.5% | +6.5% | $179,391 |
| 5BR | $798,888 | — | — | +6.6% | $159,778 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98092 Compare?
| Metric | 98092 | Auburn | Washington |
|---|---|---|---|
| Home Value | $673,504 | $599,781 | $591,536 |
| 5-Year CAGR | 2.9% | 2.7% | 5.9% |
| Avg Rent | $2,061 | $2,092 | - |
| Cap Rate | 2.4% | 2.7% | - |
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 98092 (Auburn, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98092 (Auburn, WA)?
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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 | $673,504 |
| Monthly Rent | $2,061 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 98092
Population: 50,510
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 98092
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 10,996 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Auburn, WA?
Auburn, WA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($674K prices, $2,061/mo rents) make it a reasonable choice.
Is house hacking profitable in Auburn, WA?
The house hack math a challenging in Auburn, WA. Owner-occupant buyers benefit from the $2,061/mo rents and $674K home values.
How does Auburn, WA rate as a rental market?
Auburn, WA sits at an investability rating of 3.0/5, with median home values near $674K and average rents around $2,061/mo. That combination puts it in the impressive tier for investor interest.
How expensive is real estate in Auburn, WA?
Expect median prices around $674K in Auburn, WA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
What monthly rent should investors expect in Auburn, WA?
Expect rents around $2,061/mo per month in Auburn, WA. With home values at $674K, the yield math works out to reasonable levels for rental investors.
You know 98092 now. You don’t know where it ranks.
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