Real Estate Investing in Langley, Washington (98260)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98260 (Langley, WA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 20.9% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 41.6 — 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 Langley, WA (98260)?
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Market Analysis: 98260 Langley
ZIP 98260 in Langley, WA carries a solid set of headwinds. Home values near $786K and rents of $1,575/mo sit inside a market where underwriting has to be tight.
The investment case in 98260 is solid only for operators who understand what they are buying. A $786K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader WA picture, 98260 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 98260 ZIP's population of 5,480 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Distressed ZIPs reward experience. substantial returns are possible in 98260, 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 Langley:
Property Strategy for 98260
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $590,260 | $1,420 | 1.7% | +5.5% | $590,260 |
| 2BR | $718,711 | $1,750 | 1.8% | +5.8% | $359,356 |
| 3BR | $841,081 | $2,430 | 2.1% | +6.4% | $280,360 |
| 4BR | $1,053,244 | $2,860 | 2.0% | +7.5% | $263,311 |
Market Trends
Home Value History (with trend line)
📊 How Does 98260 Compare?
| Metric | 98260 | Langley | Oak Harbor, WA | Washington |
|---|---|---|---|---|
| Home Value | $786,093 | $786,093 | N/A | $591,536 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 5.9% |
| Avg Rent | $1,575 | $1,575 | 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 98260 (Langley, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $786,093 |
| Monthly Rent | $1,575 |
| Price-to-Rent | 41.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 3.4% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (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 98260
Population: 5,480
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 98260
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 3,478 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Langley, WA?
With a 2.0/5 investability score, Langley, WA ranks as a solid market for rental property investors. Median prices of $786K and rents of $1,575/mo drive the underlying numbers.
What strategy should investors use in Langley, WA?
Investors usually favor careful cash-flow rentals with hands-on management in Langley, WA. With home values at $786K and rents near $1,575/mo, other strategies can work but produce stable rather than outsized returns.
Are rents high in Langley, WA?
Langley, WA rentals go for roughly $1,575/mo a month. That puts gross yield in solid territory relative to $786K acquisition costs.
Can I live-in-and-rent in Langley, WA?
The house hack math a challenging in Langley, WA. Owner-occupant buyers benefit from the $1,575/mo rents and $786K home values.
How much does a house cost in Langley, WA?
Homes in Langley, WA typically sell near $786K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
You know 98260 now. You don’t know where it ranks.
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How 98260 ranks in Oak Harbor, WA
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