Real Estate Investing in Clover Creek, Washington (98445)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98445 (Clover Creek, 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 Clover Creek, WA (98445)?
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Market Analysis: 98445 Clover Creek
Meanwhile, ZIP 98445 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $499K median. It rewards specialists, not generalists.
The investment case in 98445 is sturdy only for operators who understand what they are buying. A $499K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 98445 sits on the difficult end of the WA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 98445 includes headwinds that any investor should price in. Income distribution skews lower than Clover Creek averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 98445 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Clover Creek:
Property Strategy for 98445
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $399,026 | $1,970 | 3.6% | +5.0% | $199,513 |
| 3BR | $476,055 | $2,730 | 4.1% | +6.0% | $158,685 |
| 4BR | $522,740 | $3,100 | 4.3% | +6.3% | $130,685 |
| 5BR | $568,656 | — | — | +6.0% | $113,731 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98445 Compare?
| Metric | 98445 | Clover Creek | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $498,702 | $530,865 | N/A | $591,536 |
| 5-Year CAGR | 2.7% | 2.8% | N/A | 5.9% |
| Avg Rent | $2,051 | $2,052 | N/A | - |
| Cap Rate | 3.2% | 3.0% | - | - |
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 98445 (Clover Creek, 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 | $498,702 |
| Monthly Rent | $2,051 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 Rent Trends
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 98445
Population: 33,578
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 98445
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Central Avenue Elementary
Christensen Elementary
James Sales Elementary
Naches Trail Elementary
Brookdale Elementary
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 6,229 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do landlords charge for rent in Clover Creek, WA?
Rent in Clover Creek, WA is around $2,051/mo. The resulting rent-to-value relationship with $499K pricing is reasonable for most investor models.
What kind of vacancy should I budget for in Clover Creek, WA?
Occupancy in Clover Creek, WA runs stable with elevated vacancy. Well-priced units at $2,051/mo lease on reasonable timelines.
What is the investability score for Clover Creek, WA?
Yes - Clover Creek, WA a 3.0/5 investability score. With $499K home prices against $2,051/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is house hacking profitable in Clover Creek, WA?
House hacking in Clover Creek, WA is reasonable to execute. Prices around $499K and rents of $2,051/mo solid owner-occupant economics.
What is it like being a landlord in Clover Creek, WA?
WA ranks as a tenant-protective state for landlord-tenant law. Clover Creek generally follows the statewide framework, so landlords face reasonable operating rules.
You know 98445 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98445 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 98445 ranks in Seattle-Tacoma-Bellevue, WA
Every ZIP in this metro, ranked. Free.
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