Real Estate Investing in Long Beach, Washington (98631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98631 (Long Beach, WA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 47.1% 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 32.9 — 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 Long Beach, WA (98631)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98631 Long Beach
On the rental side, ZIP 98631 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $359K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $359K asset, 98631 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 98631 sits on the difficult end of the WA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
A substantial renter share of 24% in 98631 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Long Beach:
Property Strategy for 98631
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $194,286 | $830 | 3.1% | +8.9% | $194,286 |
| 2BR | $337,576 | $1,010 | 2.2% | +8.7% | $168,788 |
| 3BR | $471,916 | $1,390 | 2.1% | +8.0% | $157,305 |
| 4BR | $550,809 | $1,690 | 2.2% | +8.6% | $137,702 |
Market Trends
Home Value History (with trend line)
📊 How Does 98631 Compare?
| Metric | 98631 | Long Beach | Washington |
|---|---|---|---|
| Home Value | $358,705 | $387,465 | $591,536 |
| 5-Year CAGR | 3.7% | 3.4% | 5.9% |
| Avg Rent | $909 | $1,013 | - |
| Cap Rate | 2.0% | 2.0% | - |
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 98631 (Long Beach, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98631 (Long Beach, WA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $358,705 |
| Monthly Rent | $909 |
| Price-to-Rent | 32.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (2.0%). 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 98631
Population: 3,468
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 98631
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
Does house hacking make sense in Long Beach, WA?
For house hackers, Long Beach, WA is a challenging. The $909/mo rent on a unit helps defray the mortgage on a $359K property.
How deep is the rental pool in Long Beach, WA?
Long Beach, WA draws a predictable base of working renters. Demand at the $909/mo rent level is reasonable for standard single-family and small multi rentals.
Are homes affordable in Long Beach, WA?
Expect median prices around $359K in Long Beach, WA. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is Long Beach, WA landlord-friendly?
Landlord-friendliness in Long Beach, WA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the average monthly rent in Long Beach, WA?
Investors in Long Beach, WA typically see rents near $909/mo per month against $359K home values - a solid setup for rental cash flow.
You know 98631 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98631 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.
AI Market Advisor
Ask questions about investing in 98631 (Long Beach)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 98631 (Long Beach, WA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.