Real Estate Investing in Long Beach, Washington (98624)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98624 (Long Beach, 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.
- High vacancy: 28.0% 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 31.1 — 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 Long Beach, WA (98624)?
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Market Analysis: 98624 Long Beach
On balance, ZIP 98624 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $416K median. It rewards specialists, not generalists.
For an experienced owner, 98624 can be a a viable market for hunting ground — but the discount at $416K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Long Beach have seen price recovery that 98624 has not matched. Pacific County data supports the view that the spread is structural rather than temporary.
Turning to rents, 1,645 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 98624 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 Long Beach:
Market Trends
Home Value History (with trend line)
📊 How Does 98624 Compare?
| Metric | 98624 | Long Beach | Washington |
|---|---|---|---|
| Home Value | $416,226 | $387,465 | $591,536 |
| 5-Year CAGR | 3.1% | 3.4% | 5.9% |
| Avg Rent | $1,116 | $1,013 | - |
| Cap Rate | 2.1% | 2.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98624 (Long Beach, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $416,226 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 31.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 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 (2.1%). 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 98624
Population: 1,645
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 98624
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
Frequently Asked Questions
Is rental property easy to operate in Long Beach, WA?
Long Beach, WA operates under WA law, which is tenant-protective overall for landlords. Expect predictable treatment in typical lease and eviction cases.
What is the typical renter like in Long Beach, WA?
Working renters make up the core of the Long Beach, WA tenant base. The pool is reasonable for investors targeting long-term holds.
Does Long Beach, WA make sense for an investment property?
Long Beach, WA scores 3.0/5 for investability. Home values sit at $416K and rents near $1,116/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does a duplex house hack pencil in Long Beach, WA?
House hacking in Long Beach, WA is a challenging. With home values around $416K and rents at $1,116/mo, owner-occupants can offset a meaningful share of PITI.
What price range are homes in Long Beach, WA?
Long Beach, WA home values average about $416K. That price point suits investors targeting rentals with $1,116/mo in monthly income.
You know 98624 now. You don’t know where it ranks.
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