Real Estate Investing in Deming, Washington (98244)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98244 (Deming, 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.
- High vacancy: 34.4% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Deming, WA (98244)?
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Market Analysis: 98244 Deming
Investors eyeing 98244 need to respect the fundamentals at play. Home values of $329K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 98244 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 98244's metrics run below Whatcom County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A sturdy renter share of 19% in 98244 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 98244 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 Deming:
Property Strategy for 98244
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $212,066 | $1,250 | 4.2% | +7.6% | $212,066 |
| 2BR | $436,313 | $1,480 | 2.4% | +9.3% | $218,157 |
| 3BR | $526,920 | $2,080 | 2.8% | +8.5% | $175,640 |
| 4BR | $695,713 | $2,490 | 2.6% | +7.0% | $173,928 |
Market Trends
Home Value History (with trend line)
📊 How Does 98244 Compare?
| Metric | 98244 | Deming | Bellingham, WA | Washington |
|---|---|---|---|---|
| Home Value | $329,324 | $329,324 | N/A | $591,536 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 5.9% |
| Avg Rent | $1,332 | $1,332 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98244 (Deming, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $329,324 |
| Monthly Rent | $1,332 |
| Price-to-Rent | 20.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +8.7% ▲ |
🏠 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 (3.2%). 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 98244
Population: 3,080
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 98244
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.
Frequently Asked Questions
Is vacancy a concern in Deming, WA?
Deming, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What kind of tenants rent in Deming, WA?
Tenant demand in Deming, WA is solid. The local workforce $1,332/mo rents across most rental classes.
Should investors consider Deming, WA?
Deming, WA reports an investability rating of 2.0/5, with median home values near $329K and average rents around $1,332/mo. That combination puts it in the healthy tier for investor interest.
Which real estate strategy fits Deming, WA?
Deming, WA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($329K prices, $1,332/mo rents) make it a reasonable choice.
Where do rents currently stand in Deming, WA?
Expect rents around $1,332/mo per month in Deming, WA. With home values at $329K, the yield math works out to reasonable levels for rental investors.
You know 98244 now. You don’t know where it ranks.
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How 98244 ranks in Bellingham, WA
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