Real Estate Investing in Roy, Washington (98580)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98580 (Roy, 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 25.9 — 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 Roy, WA (98580)?
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Market Analysis: 98580 Roy
The 98580 ZIP covers a section of Roy that demands careful diligence. Prices near $633K look accessible, but the work to make a deal cash flow is real.
Rent of $2,034/mo on a $633K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 98580 sits below the stated 0.0% once reality is priced in.
Within WA, ZIP 98580 trails on several market indicators that neighboring Pierce County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 98580 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. substantial returns are possible in 98580, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Roy:
Property Strategy for 98580
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $513,830 | $2,260 | 3.2% | +5.1% | $256,915 |
| 3BR | $609,306 | $3,170 | 3.7% | +6.6% | $203,102 |
| 4BR | $732,984 | $3,620 | 3.6% | +7.2% | $183,246 |
Market Trends
Home Value History (with trend line)
📊 How Does 98580 Compare?
| Metric | 98580 | Roy | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $632,658 | $632,658 | N/A | $591,536 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 5.9% |
| Avg Rent | $2,034 | $2,034 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 98580 (Roy, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98580 (Roy, WA)?
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Property managers serving Pierce County
Manage rentals here? List your business →Harborside Property Management LLC offers commercial and residential property manager services in Tacoma & Gig Harbor, including single-family and multi-family homes. summary from their website
Haven Property Management is a full-service residential management company based in Federal Way, WA, covering the Greater Puget Sound area. summary from their website
HOA Community Solutions provides management services for homeowner associations. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $632,658 |
| Monthly Rent | $2,034 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 98580
Population: 11,472
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 98580
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 4,601 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Roy, WA?
Roy, WA shows an investability rating of 3.0/5, with median home values near $633K and average rents around $2,034/mo. That combination puts it in the durable tier for investor interest.
How much do tenants pay in Roy, WA?
Rent in Roy, WA is around $2,034/mo. The resulting rent-to-value relationship with $633K pricing is reasonable for most investor models.
What is the rental occupancy rate in Roy, WA?
Occupancy in Roy, WA runs even-keeled with elevated vacancy. Well-priced units at $2,034/mo lease on reasonable timelines.
Is Roy, WA suited for a house hack?
For house hackers, Roy, WA is a challenging. The $2,034/mo rent on a unit helps defray the mortgage on a $633K property.
What are home prices like in Roy, WA?
The median home value in Roy, WA is roughly $633K. That puts it reasonable relative to the WA statewide average.
You know 98580 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98580 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 98580 ranks in Seattle-Tacoma-Bellevue, WA
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