Real Estate Investing in Clover Creek, Washington (98446)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98446 (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 (98446)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98446 Clover Creek
ZIP 98446 inside Pierce County looks affordable on the surface — median value of $563K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 98446 can be a an appealing option for hunting ground — but the discount at $563K reflects genuine risk that outside investors often underestimate.
ZIP 98446'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, 98446 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.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Clover Creek:
Property Strategy for 98446
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $428,633 | $2,200 | 3.7% | +4.7% | $214,317 |
| 3BR | $536,218 | $3,050 | 4.1% | +5.9% | $178,739 |
| 4BR | $602,886 | $3,460 | 4.1% | +5.6% | $150,721 |
| 5BR | $673,681 | — | — | +4.8% | $134,736 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98446 Compare?
| Metric | 98446 | Clover Creek | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $563,028 | $530,865 | N/A | $591,536 |
| 5-Year CAGR | 2.9% | 2.8% | N/A | 5.9% |
| Avg Rent | $2,054 | $2,052 | N/A | - |
| Cap Rate | 2.9% | 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 98446 (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 | $563,028 |
| Monthly Rent | $2,054 |
| Price-to-Rent | 22.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 Rent Trends
| 1-Year | -7.9% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.4% ▲ |
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 98446
Population: 14,241
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 98446
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Elmhurst Elementary School
Harvard Elementary
Midland Elementary
Larchmont Elementary School
Chester H Thompson 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 4,093 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Clover Creek, WA?
Expect median prices around $563K in Clover Creek, WA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
What is the tenant pool like in Clover Creek, WA?
The tenant pool in Clover Creek, WA is solid, supported by local employment and population fundamentals. Rents of $2,054/mo are well-absorbed by the market.
What is the rental occupancy rate in Clover Creek, WA?
Clover Creek, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What does house hacking look like in Clover Creek, WA?
The a challenging house-hack environment in Clover Creek, WA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
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 98446 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98446 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 98446 ranks in Seattle-Tacoma-Bellevue, WA
Every ZIP in this metro, ranked. Free.
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Community Ratings
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