Real Estate Investing in Longview, Washington (98632)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98632 (Longview, 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 25.6 — hard to cash-flow at these prices.
What’s happening in Longview, WA (98632)?
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Market Analysis: 98632 Longview
ZIP 98632 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.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $393K asset, 98632 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 98632 and stronger Longview ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 98632 ZIP's population of 50,845 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
The right play in 98632 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 Longview:
Property Strategy for 98632
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $249,437 | $1,200 | 3.5% | +4.0% | $249,437 |
| 2BR | $299,529 | $1,450 | 3.5% | +5.7% | $149,764 |
| 3BR | $392,992 | $2,020 | 3.7% | +5.0% | $130,997 |
| 4BR | $461,256 | $2,430 | 3.8% | +5.4% | $115,314 |
| 5BR | $512,726 | — | — | +5.6% | $102,545 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98632 Compare?
| Metric | 98632 | Longview | Longview, WA | Washington |
|---|---|---|---|---|
| Home Value | $392,761 | $392,761 | N/A | $591,536 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 5.9% |
| Avg Rent | $1,278 | $1,278 | 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 98632 (Longview, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $392,761 |
| Monthly Rent | $1,278 |
| Price-to-Rent | 25.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | -6.2% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 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 98632
Population: 50,845
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 98632
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 Longview, WA a good market for buy-and-hold investors?
With a 3.0/5 investability score, Longview, WA ranks as a solid market for rental property investors. Median prices of $393K and rents of $1,278/mo drive the underlying numbers.
How much is rent in Longview, WA?
Investors in Longview, WA typically see rents near $1,278/mo per month against $393K home values - a solid setup for rental cash flow.
Is vacancy a concern in Longview, WA?
Longview, WA sees elevated vacancy, which is reasonable relative to the broader WA rental market.
What is the median home value in Longview, WA?
The median home value in Longview, WA is roughly $393K. That puts it reasonable relative to the WA statewide average.
Is it easy to find good tenants in Longview, WA?
Working renters make up the core of the Longview, WA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 98632 now. You don’t know where it ranks.
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How 98632 ranks in Longview, WA
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