Real Estate Investing in Sumner, Washington (98390)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98390 (Sumner, 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 Sumner, WA (98390)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98390 Sumner
Looking more closely, ZIP 98390 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $608K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 98390 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 98390 among WA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 98390 includes headwinds that any investor should price in. Income distribution skews lower than Sumner averages, and tenant stability requires active management.
Distressed ZIPs reward experience. solid returns are possible in 98390, 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 Sumner:
Property Strategy for 98390
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $452,172 | $2,190 | 3.5% | +4.4% | $226,086 |
| 3BR | $577,467 | $3,040 | 3.8% | +6.1% | $192,489 |
| 4BR | $699,393 | $3,450 | 3.6% | +6.3% | $174,848 |
| 5BR | $778,724 | — | — | +6.8% | $155,745 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98390 Compare?
| Metric | 98390 | Sumner | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $607,886 | $607,886 | N/A | $591,536 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 5.9% |
| Avg Rent | $2,278 | $2,278 | N/A | - |
| 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 98390 (Sumner, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98390 (Sumner, 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 | $607,886 |
| Monthly Rent | $2,278 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.0% ▲ |
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 98390
Population: 11,497
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 98390
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 8,061 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much is rent in Sumner, WA?
Rents in Sumner, WA run near $2,278/mo. Compared with median home prices of $608K that produces solid gross yields for typical rentals.
Is housing expensive in Sumner, WA?
Sumner, WA home values average about $608K. That price point suits investors targeting rentals with $2,278/mo in monthly income.
Do landlords face vacancy issues in Sumner, WA?
Rental vacancy in Sumner, WA is elevated. Investors should budget normal turnover but not chronic empty units.
Are eviction rules reasonable in Sumner, WA?
For rental operators, Sumner, WA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What kind of market is Sumner, WA for investors?
Investors tracking Sumner, WA will find a 3.0/5 rating supported by $608K median home values and $2,278/mo rents. That profile suits long-term holders targeting measured returns.
You know 98390 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98390 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 98390 ranks in Seattle-Tacoma-Bellevue, WA
Every ZIP in this metro, ranked. Free.
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Community Ratings
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