Real Estate Investing in Sedro Woolley, Washington (98284)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98284 (Sedro Woolley, WA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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.
What’s happening in Sedro Woolley, WA (98284)?
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Market Analysis: 98284 Sedro Woolley
The 98284 ZIP in Sedro Woolley, WA is a local-operator market. Outside capital chasing a $530K entry has to pair deep knowledge with the discount.
From an investor standpoint, the numbers look inviting — $530K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98284 is substantial and deserves full respect.
Nearby ZIPs in Sedro Woolley have seen price recovery that 98284 has not matched. Skagit data supports the view that the spread is structural rather than temporary.
Demographically, 98284 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 98284 is an operator game, not a passive one. On balance, entry prices of $530K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Sedro Woolley:
Property Strategy for 98284
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $409,859 | $1,360 | 2.4% | +6.2% | $409,859 |
| 2BR | $433,773 | $1,770 | 2.9% | +6.2% | $216,887 |
| 3BR | $537,797 | $2,460 | 3.3% | +6.8% | $179,266 |
| 4BR | $604,952 | $2,700 | 3.2% | +7.0% | $151,238 |
| 5BR | $734,055 | — | — | +7.6% | $146,811 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98284 Compare?
| Metric | 98284 | Sedro Woolley | Washington |
|---|---|---|---|
| Home Value | $529,985 | $529,985 | $591,536 |
| 5-Year CAGR | 3.6% | 3.6% | 5.9% |
| Avg Rent | $1,982 | $1,982 | - |
| Cap Rate | 2.9% | 2.9% | - |
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 98284 (Sedro Woolley, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $529,985 |
| Monthly Rent | $1,982 |
| Price-to-Rent | 22.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 Rent Trends
| 1-Year | -11.7% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 98284
Population: 26,970
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 98284
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 1,983 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How qualified is the tenant pool in Sedro Woolley, WA?
The tenant pool in Sedro Woolley, WA is solid, supported by local employment and population fundamentals. Rents of $1,982/mo are well-absorbed by the market.
Is Sedro Woolley, WA good for landlords?
Sedro Woolley, WA falls under WA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What kind of vacancy should I budget for in Sedro Woolley, WA?
Occupancy in Sedro Woolley, WA runs predictable with elevated vacancy. Well-priced units at $1,982/mo lease on reasonable timelines.
Is Sedro Woolley, WA suited for a house hack?
For house hackers, Sedro Woolley, WA is a challenging. The $1,982/mo rent on a unit helps defray the mortgage on a $530K property.
What is the median home value in Sedro Woolley, WA?
Typical homes in Sedro Woolley, WA go for around $530K. The 5-year CAGR of 0.0% stable price movement.
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