Real Estate Investing in Buckley, Washington (98385)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98385 (Buckley, WA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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.
• 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 Buckley, WA (98385)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98385 Buckley
The 98385 ZIP in Buckley, WA is a local-operator market. Outside capital chasing a $500K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 98385 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 98385'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.
Demographically, 98385 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.
Distressed ZIPs reward experience. healthy returns are possible in 98385, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Buckley:
Market Trends
Home Value History (with trend line)
📊 How Does 98385 Compare?
| Metric | 98385 | Buckley | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $499,992 | $583,332 | N/A | $591,536 |
| 5-Year CAGR | 2.7% | 2.9% | N/A | 5.9% |
| Avg Rent | $1,881 | $2,491 | N/A | - |
| Cap Rate | 2.9% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98385 (Buckley, 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 | $499,992 |
| Monthly Rent | $1,881 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (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 98385
Population: 609
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 98385
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Elk Ridge Elementary
Foothills Elementary
Mountain Meadow Elementary
White River Early Learning Center
Glacier Middle School
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
Is vacancy a concern in Buckley, WA?
Buckley, WA carries elevated vacancy risk. Expect measured absorption at market rents of $1,881/mo.
How do home values compare in Buckley, WA?
Expect median prices around $500K in Buckley, WA. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is Buckley in WA worth investing in?
Yes - Buckley, WA a 3.0/5 investability score. With $500K home prices against $1,881/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does house hacking make sense in Buckley, WA?
Buckley, WA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $500K price point reasonable to enter.
What do rentals go for in Buckley, WA?
Investors in Buckley, WA typically see rents near $1,881/mo per month against $500K home values - a solid setup for rental cash flow.
You know 98385 now. You don’t know where it ranks.
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How 98385 ranks in Seattle-Tacoma-Bellevue, WA
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