Real Estate Investing in Rochester, Washington (98579)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98579 (Rochester, 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.
- High price-to-rent: Price-to-rent ratio 29.1 — 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 Rochester, WA (98579)?
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Market Analysis: 98579 Rochester
The 98579 ZIP covers a section of Rochester that demands careful diligence. Prices near $522K look accessible, but the work to make a deal cash flow is real.
Rent of $1,494/mo on a $522K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 98579 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Rochester have seen price recovery that 98579 has not matched. Thurston County data supports the view that the spread is structural rather than temporary.
Employment concentration in 98579 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 98579 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Rochester:
Property Strategy for 98579
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $423,590 | $1,660 | 2.8% | +5.8% | $211,795 |
| 3BR | $511,391 | $2,280 | 3.2% | +6.9% | $170,464 |
| 4BR | $631,535 | $2,790 | 3.2% | +7.4% | $157,884 |
Market Trends
Home Value History (with trend line)
📊 How Does 98579 Compare?
| Metric | 98579 | Rochester | Olympia-Lacey-Tumwater, WA | Washington |
|---|---|---|---|---|
| Home Value | $522,431 | $522,431 | N/A | $591,536 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 5.9% |
| Avg Rent | $1,494 | $1,494 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 98579 (Rochester, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $522,431 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 29.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (2.2%). 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 98579
Population: 13,907
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 98579
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 1,134 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Rochester, WA?
Vacancy risk in Rochester, WA is elevated. That supports consistent cash flow for typical rental holds.
What is the typical home price in Rochester, WA?
In Rochester, WA the median home value sits at $522K. Against the broader WA market, that reads as reasonable for most investors.
What monthly rent should investors expect in Rochester, WA?
Rental rates in Rochester, WA average $1,494/mo. Tenant demand and $522K home values make the yield look reasonable by investor standards.
How strong is the working-renter base in Rochester, WA?
The renter base in Rochester, WA is reasonable for the $1,494/mo price point. Screening well and pricing to market typically yields predictable tenants.
How do experienced investors play Rochester, WA?
The best-fit strategy in Rochester, WA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 98579 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98579 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 98579 ranks in Olympia-Lacey-Tumwater, WA
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