Real Estate Investing in Vaughn, Washington (98394)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98394 (Vaughn, WA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 27.0% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 37.2 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vaughn, WA (98394)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98394 Vaughn
The 98394 ZIP covers a section of Vaughn that demands careful diligence. Prices near $746K look accessible, but the work to make a deal cash flow is real.
In practical terms, the numbers look inviting — $746K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98394 is substantial and deserves full respect.
The gap between 98394 and stronger Vaughn ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 98394 includes headwinds that any investor should price in. Income distribution skews lower than Vaughn averages, and tenant stability requires active management.
The right play in 98394 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Vaughn:
Property Strategy for 98394
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $704,147 | $1,860 | 1.9% | +6.8% | $352,074 |
| 3BR | $762,619 | $2,600 | 2.5% | +6.5% | $254,206 |
Market Trends
Home Value History (with trend line)
📊 How Does 98394 Compare?
| Metric | 98394 | Vaughn | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $746,171 | $746,171 | N/A | $591,536 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 5.9% |
| Avg Rent | $1,674 | $1,674 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
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 98394 (Vaughn, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98394 (Vaughn, WA)?
~25 seconds · no account needed · your report is anonymous
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 | $746,171 |
| Monthly Rent | $1,674 |
| Price-to-Rent | 37.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 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 (1.8%). 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 98394
Population: 1,036
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 98394
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 6,108 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do rentals sit vacant long in Vaughn, WA?
Vaughn, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does a duplex house hack pencil in Vaughn, WA?
House hacking in Vaughn, WA is reasonable to execute. Prices around $746K and rents of $1,674/mo solid owner-occupant economics.
How much is rent in Vaughn, WA?
Rental rates in Vaughn, WA average $1,674/mo. Tenant demand and $746K home values make the yield look reasonable by investor standards.
What is the average home sale price in Vaughn, WA?
Vaughn, WA home values average about $746K. That price point suits investors targeting rentals with $1,674/mo in monthly income.
Is Vaughn, WA a smart market for rental property?
Yes - Vaughn, WA a 2.0/5 investability score. With $746K home prices against $1,674/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 98394 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98394 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 98394 ranks in Seattle-Tacoma-Bellevue, WA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 98394 (Vaughn)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 98394 (Vaughn, WA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.