Real Estate Investing in Kelso, Washington (98626)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98626 (Kelso, 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.
What’s happening in Kelso, WA (98626)?
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Market Analysis: 98626 Kelso
ZIP 98626 inside Cowlitz County looks affordable on the surface — median value of $393K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 98626 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 98626 among WA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 98626 ZIP's population of 26,948 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
The 98626 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Kelso:
Property Strategy for 98626
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $227,356 | $1,190 | 3.8% | +6.5% | $227,356 |
| 2BR | $286,421 | $1,440 | 3.6% | +6.1% | $143,211 |
| 3BR | $397,093 | $2,000 | 3.6% | +5.9% | $132,364 |
| 4BR | $455,064 | $2,420 | 3.8% | +5.8% | $113,766 |
| 5BR | $487,326 | — | — | +5.9% | $97,465 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98626 Compare?
| Metric | 98626 | Kelso | Longview, WA | Washington |
|---|---|---|---|---|
| Home Value | $393,025 | $393,025 | N/A | $591,536 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 5.9% |
| Avg Rent | $1,478 | $1,478 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 98626 (Kelso, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $393,025 |
| Monthly Rent | $1,478 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 Rent Trends
| 1-Year | -4.5% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 98626
Population: 26,948
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 98626
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 1,259 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Kelso, WA landlord-friendly?
The landlord environment in Kelso, WA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How deep is the rental pool in Kelso, WA?
Working renters make up the core of the Kelso, WA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the average home sale price in Kelso, WA?
Kelso, WA median home values land near $393K. That is reasonable territory for investors looking at $1,478/mo-per-month rentals.
What strategy should investors use in Kelso, WA?
Most investors in Kelso, WA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How much rent can I charge in Kelso, WA?
Average rent in Kelso, WA is approximately $1,478/mo per month. Against $393K home values that yields a reasonable rent-to-price ratio.
You know 98626 now. You don’t know where it ranks.
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How 98626 ranks in Longview, WA
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