Real Estate Investing in Copalis Beach, Washington (98535)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98535 (Copalis Beach, 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: 45.0% of homes vacant — above national norms.
- Declining values: -2.5% 5-year CAGR — values have moved lower.
- 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 Copalis Beach, WA (98535)?
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Market Analysis: 98535 Copalis Beach
The 98535 ZIP in Copalis Beach, WA is a local-operator market. Outside capital chasing a $247K entry has to pair deep knowledge with the discount.
Stepping back, the numbers look inviting — $247K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98535 is substantial and deserves full respect.
In the broader WA picture, 98535 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 98535 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 98535 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 Copalis Beach:
Market Trends
Home Value History (with trend line)
📊 How Does 98535 Compare?
| Metric | 98535 | Copalis Beach | Aberdeen, WA | Washington |
|---|---|---|---|---|
| Home Value | $247,147 | $247,147 | N/A | $591,536 |
| 5-Year CAGR | N/A | N/A | N/A | 5.9% |
| Avg Rent | $1,143 | $1,143 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98535 (Copalis Beach, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $247,147 |
| Monthly Rent | $1,143 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 1.1% |
📈 Home Appreciation
| 1-Year | -2.7% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | -2.5% ▼ |
| 10-Year CAGR | N/A |
🏠 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 (3.6%). 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 98535
Population: 598
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
Frequently Asked Questions
What do rentals go for in Copalis Beach, WA?
Rents in Copalis Beach, WA run near $1,143/mo. Compared with median home prices of $247K that produces solid gross yields for typical rentals.
How expensive is real estate in Copalis Beach, WA?
In Copalis Beach, WA the median home value sits at $247K. Against the broader WA market, that reads as reasonable for most investors.
Should investors worry about vacancy in Copalis Beach, WA?
Copalis Beach, WA carries elevated vacancy risk. Expect consistent absorption at market rents of $1,143/mo.
Does house hacking work in Copalis Beach, WA?
The a challenging house-hack environment in Copalis Beach, WA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Copalis Beach in WA worth investing in?
Copalis Beach, WA rates 2.0/5 for investability. With median values at $247K and rents near $1,143/mo, the market offers reasonable fundamentals for rental investors.
You know 98535 now. You don’t know where it ranks.
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How 98535 ranks in Aberdeen, WA
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