Real Estate Investing in Buckley, Washington (98321)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98321 (Buckley, WA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 Buckley, WA (98321)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98321 Buckley
The 98321 ZIP in Buckley, WA is a local-operator market. Outside capital chasing a $667K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 98321 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 98321 and stronger Buckley ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
On the rental side, 17,601 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 98321 is an operator game, not a passive one. Stepping back, entry prices of $667K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Buckley:
Property Strategy for 98321
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $470,051 | $1,990 | 3.0% | +5.5% | $235,026 |
| 3BR | $612,855 | $2,760 | 3.2% | +6.4% | $204,285 |
| 4BR | $725,398 | $3,130 | 3.1% | +6.3% | $181,349 |
| 5BR | $903,888 | — | — | +7.1% | $180,778 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98321 Compare?
| Metric | 98321 | Buckley | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $666,672 | $583,332 | N/A | $591,536 |
| 5-Year CAGR | 3.1% | 2.9% | N/A | 5.9% |
| Avg Rent | $3,100 | $2,491 | N/A | - |
| Cap Rate | 3.6% | 3.3% | - | - |
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 98321 (Buckley, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98321 (Buckley, WA)?
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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 | $666,672 |
| Monthly Rent | $3,100 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (3.6%). 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 98321
Population: 17,601
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 98321
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 5,086 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of tenants rent in Buckley, WA?
Expect a solid tenant pool in Buckley, WA. The rental market absorbs $3,100/mo rents without meaningful friction.
Does Buckley, WA favor landlords or tenants?
WA law tenant-protective for landlords, and Buckley inherits those rules. Investors should still review local ordinances for rental licensing.
Are homes affordable in Buckley, WA?
Homes in Buckley, WA typically sell near $667K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
What are rental rates like in Buckley, WA?
Expect rents around $3,100/mo per month in Buckley, WA. With home values at $667K, the yield math works out to reasonable levels for rental investors.
What does house hacking look like in Buckley, WA?
Buckley, WA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $3,100/mo rent level.
You know 98321 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98321 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 98321 ranks in Seattle-Tacoma-Bellevue, WA
Every ZIP in this metro, ranked. Free.
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