Real Estate Investing in McCleary, Washington (98557)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98557 (McCleary, WA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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.
- High price-to-rent: Price-to-rent ratio 32.2 — 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 McCleary, WA (98557)?
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Market Analysis: 98557 McCleary
ZIP 98557 inside Grays Harbor County looks affordable on the surface — median value of $396K — but the discount exists for reasons that a careful buyer should understand before committing.
On the rental side, the numbers look inviting — $396K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98557 is substantial and deserves full respect.
The gap between 98557 and stronger McCleary ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A impressive renter share of 15% in 98557 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 98557 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 McCleary:
Market Trends
Home Value History (with trend line)
📊 How Does 98557 Compare?
| Metric | 98557 | McCleary | Aberdeen, WA | Washington |
|---|---|---|---|---|
| Home Value | $396,420 | $396,420 | N/A | $591,536 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 5.9% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 98557 (McCleary, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $396,420 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 32.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 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 (2.0%). 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 98557
Population: 3,949
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 98557
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 570 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in McCleary, WA?
McCleary, WA home values average about $396K. That price point suits investors targeting rentals with $1,026/mo in monthly income.
What is the tenant pool like in McCleary, WA?
Working renters make up the core of the McCleary, WA tenant base. The pool is reasonable for investors targeting long-term holds.
Is vacancy a concern in McCleary, WA?
McCleary, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What real estate strategy is ideal for McCleary, WA?
The best-fit strategy in McCleary, WA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is McCleary, WA a smart market for rental property?
McCleary, WA records an investability rating of 3.0/5, with median home values near $396K and average rents around $1,026/mo. That combination puts it in the substantial tier for investor interest.
You know 98557 now. You don’t know where it ranks.
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How 98557 ranks in Aberdeen, WA
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