Real Estate Investing in Lopez, Washington (98261)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98261 (Lopez, 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: 37.9% 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 51.8 — 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 Lopez, WA (98261)?
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Market Analysis: 98261 Lopez
The 98261 ZIP covers a section of Lopez that demands careful diligence. Prices near $873K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $873K asset, 98261 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader WA picture, 98261 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 98261 ZIP's population of 3,030 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
New investors are better served looking at Lopez's stable or hybrid ZIPs before stepping into 98261. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Lopez:
Property Strategy for 98261
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $670,266 | $1,190 | 1.3% | +7.1% | $670,266 |
| 2BR | $887,865 | $1,560 | 1.3% | +6.4% | $443,933 |
| 3BR | $1,026,633 | $2,060 | 1.4% | +7.2% | $342,211 |
Market Trends
Home Value History (with trend line)
📊 How Does 98261 Compare?
| Metric | 98261 | Lopez | Washington |
|---|---|---|---|
| Home Value | $872,636 | $872,636 | $591,536 |
| 5-Year CAGR | 2.0% | 2.0% | 5.9% |
| Avg Rent | $1,404 | $1,404 | - |
| Cap Rate | 1.3% | 1.3% | - |
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 98261 (Lopez, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $872,636 |
| Monthly Rent | $1,404 |
| Price-to-Rent | 51.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.3% |
| 5-Year IRR | 3.2% |
📈 Home Appreciation
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (1.3%). 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 98261
Population: 3,030
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 98261
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
Should investors consider Lopez, WA?
Lopez, WA posts an investability rating of 2.0/5, with median home values near $873K and average rents around $1,404/mo. That combination puts it in the significant tier for investor interest.
What kind of vacancy should I budget for in Lopez, WA?
Expect elevated vacancy in Lopez, WA. Rents at $1,404/mo are absorbed by the tenant base without meaningful lag.
Are rents high in Lopez, WA?
Rental rates in Lopez, WA average $1,404/mo. Tenant demand and $873K home values make the yield look reasonable by investor standards.
Is house hacking profitable in Lopez, WA?
For house hackers, Lopez, WA is a challenging. The $1,404/mo rent on a unit helps defray the mortgage on a $873K property.
Are renters plentiful in Lopez, WA?
The tenant pool in Lopez, WA is solid, supported by local employment and population fundamentals. Rents of $1,404/mo are well-absorbed by the market.
You know 98261 now. You don’t know where it ranks.
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