Real Estate Investing in Montesano, Washington (98563)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98563 (Montesano, WA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 8.5% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Montesano, WA (98563)?
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Market Analysis: 98563 Montesano
Investors eyeing 98563 need to respect the fundamentals at play. Home values of $395K come alongside slower price movement and elevated management overhead.
From a cash-flow lens, the numbers look inviting — $395K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98563 is substantial and deserves full respect.
Regionally, 98563 sits on the difficult end of the WA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Meanwhile, 7,630 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 98563 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Montesano:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98563 Compare?
| Metric | 98563 | Montesano | Aberdeen, WA | Washington |
|---|---|---|---|---|
| Home Value | $395,214 | $395,214 | N/A | $591,536 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 5.9% |
| Avg Rent | $1,500 | $1,500 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98563 (Montesano, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $395,214 |
| Monthly Rent | $1,500 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 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 (3.0%). 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 98563
Population: 7,630
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 98563
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.
Frequently Asked Questions
What are vacancy rates like in Montesano, WA?
Montesano, WA carries elevated vacancy risk. Expect steady absorption at market rents of $1,500/mo.
What type of investing works in Montesano, WA?
In Montesano, WA the solid play is typically careful cash-flow rentals with hands-on management. The combination of $395K prices and $1,500/mo rents suits that approach.
Where do home prices stand in Montesano, WA?
Typical homes in Montesano, WA go for around $395K. The 5-year CAGR of 0.0% measured price movement.
What is it like being a landlord in Montesano, WA?
Landlord-friendliness in Montesano, WA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What kind of tenants rent in Montesano, WA?
The renter base in Montesano, WA is reasonable for the $1,500/mo price point. Screening well and pricing to market typically yields predictable tenants.
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