Real Estate Investing in Lilliwaup, Washington (98555)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98555 (Lilliwaup, 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: 78.3% 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 25.9 — hard to cash-flow at these prices.
• 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 Lilliwaup, WA (98555)?
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Market Analysis: 98555 Lilliwaup
On balance, ZIP 98555 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $377K median. It rewards specialists, not generalists.
The investment case in 98555 is impressive only for operators who understand what they are buying. A $377K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 98555 sits on the difficult end of the WA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 98555 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
looks 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 Lilliwaup:
Market Trends
Home Value History (with trend line)
📊 How Does 98555 Compare?
| Metric | 98555 | Lilliwaup | Shelton, WA | Washington |
|---|---|---|---|---|
| Home Value | $377,280 | $377,280 | N/A | $591,536 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 5.9% |
| Avg Rent | $1,215 | $1,215 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98555 (Lilliwaup, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $377,280 |
| Monthly Rent | $1,215 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (2.5%). 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 98555
Population: 213
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 is the average monthly rent in Lilliwaup, WA?
The typical rental in Lilliwaup, WA commands about $1,215/mo monthly. That rent profile predictable cash flow against the $377K purchase basis.
What is the median home value in Lilliwaup, WA?
Lilliwaup, WA home values average about $377K. That price point suits investors targeting rentals with $1,215/mo in monthly income.
Does Lilliwaup, WA make sense for an investment property?
Yes - Lilliwaup, WA a 2.0/5 investability score. With $377K home prices against $1,215/mo monthly rent, the market delivers a reasonable entry point for new investors.
How do landlord-tenant laws work in Lilliwaup, WA?
Landlord-friendliness in Lilliwaup, WA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Should investors worry about vacancy in Lilliwaup, WA?
Vacancy risk in Lilliwaup, WA is elevated. That supports steady cash flow for typical rental holds.
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How 98555 ranks in Shelton, WA
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