Real Estate Investing in Kingston, Washington (98346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98346 (Kingston, 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.
- Elevated vacancy: 9.8% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Kingston, WA (98346)?
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Market Analysis: 98346 Kingston
Investors eyeing 98346 need to respect the fundamentals at play. Home values of $672K come alongside slower price movement and elevated management overhead.
Rent of $2,669/mo on a $672K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 98346 sits below the stated 0.0% once reality is priced in.
The gap between 98346 and stronger Kingston ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A durable renter share of 16% in 98346 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Kingston's stable or hybrid ZIPs before stepping into 98346. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Kingston:
Property Strategy for 98346
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $550,822 | $1,430 | 1.9% | +4.6% | $550,822 |
| 2BR | $590,867 | $1,880 | 2.3% | +5.7% | $295,434 |
| 3BR | $637,163 | $2,480 | 2.8% | +6.0% | $212,388 |
| 4BR | $834,200 | $2,790 | 2.4% | +6.5% | $208,550 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98346 Compare?
| Metric | 98346 | Kingston | Bremerton-Silverdale-Port Orchard, WA | Washington |
|---|---|---|---|---|
| Home Value | $671,855 | $694,081 | N/A | $591,536 |
| 5-Year CAGR | 2.7% | 2.8% | N/A | 5.9% |
| Avg Rent | $2,669 | $2,171 | N/A | - |
| Cap Rate | 3.1% | 2.5% | - | - |
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 98346 (Kingston, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98346 (Kingston, WA)?
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Property managers serving Kitsap County
Manage rentals here? List your business →Olympic Property Management LLC provides residential management services for individuals and families in north Kitsap County from their office on Bainbridge Island. summary from their website
Details Property Management provides property management services in Kitsap County. summary from their website
Paramount Property Management Group provides property management services for houses and homes for rent in Port Orchard. 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 | $671,855 |
| Monthly Rent | $2,669 |
| Price-to-Rent | 21.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.1%). 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 98346
Population: 9,337
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 98346
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 7,253 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Kingston, WA for real estate investors?
Kingston, WA rates 3.0/5 for investability. With median values at $672K and rents near $2,669/mo, the market offers reasonable fundamentals for rental investors.
What do landlords charge for rent in Kingston, WA?
Rent in Kingston, WA is around $2,669/mo. The resulting rent-to-value relationship with $672K pricing is reasonable for most investor models.
What is the rental occupancy rate in Kingston, WA?
Kingston, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What real estate strategy is ideal for Kingston, WA?
For Kingston, WA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Kingston, WA landlord-friendly?
WA law tenant-protective for landlords, and Kingston inherits those rules. Investors should still review local ordinances for rental licensing.
You know 98346 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98346 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 98346 ranks in Bremerton-Silverdale-Port Orchard, WA
Every ZIP in this metro, ranked. Free.
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