Real Estate Investing in Eatonville, Washington (98304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98304 (Eatonville, 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.
- High vacancy: 51.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eatonville, WA (98304)?
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Market Analysis: 98304 Eatonville
Not every below-median market is a bargain. Eatonville's 98304 ZIP sits at signals that favor experienced operators who can absorb the risk $388K pricing implies.
Rent of $1,674/mo on a $388K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 98304 sits below the stated 0.0% once reality is priced in.
ZIP 98304's metrics run below Pierce County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 98304 ZIP's population of 867 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
Strategy in 98304 is an operator game, not a passive one. From a cash-flow lens, entry prices of $388K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Eatonville:
Property Strategy for 98304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $340,990 | $1,510 | 3.2% | +11.1% | $340,990 |
| 2BR | $407,314 | $1,860 | 3.3% | +10.5% | $203,657 |
Market Trends
Home Value History (with trend line)
📊 How Does 98304 Compare?
| Metric | 98304 | Eatonville | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $387,577 | $493,461 | N/A | $591,536 |
| 5-Year CAGR | 5.5% | 4.2% | N/A | 5.9% |
| Avg Rent | $1,674 | $1,829 | N/A | - |
| Cap Rate | 3.4% | 3.0% | - | - |
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 98304 (Eatonville, WA). Anonymous, moderated, never written by AI.
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Property managers serving Pierce County
Manage rentals here? List your business →Harborside Property Management LLC offers commercial and residential property manager services in Tacoma & Gig Harbor, including single-family and multi-family homes. summary from their website
Haven Property Management is a full-service residential management company based in Federal Way, WA, covering the Greater Puget Sound area. summary from their website
HOA Community Solutions provides management services for homeowner associations. 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 | $387,577 |
| Monthly Rent | $1,674 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +10.2% ▲ |
🏠 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 (3.4%). 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 98304
Population: 867
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 98304
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
What is the typical rental rate in Eatonville, WA?
Rent in Eatonville, WA is around $1,674/mo. The resulting rent-to-value relationship with $388K pricing is reasonable for most investor models.
What is the best play in Eatonville, WA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Eatonville, WA. The numbers - $388K homes against $1,674/mo rents - support that play.
Do landlords face vacancy issues in Eatonville, WA?
Eatonville, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the renter demographic in Eatonville, WA?
The renter base in Eatonville, WA is reasonable for the $1,674/mo price point. Screening well and pricing to market typically yields measured tenants.
How does Eatonville, WA rate as a rental market?
Our data puts Eatonville, WA at 3.0/5 for investability. Home prices of $388K and rents around $1,674/mo create a solid backdrop for investor activity.
You know 98304 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98304 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 98304 ranks in Seattle-Tacoma-Bellevue, WA
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