Real Estate Investing in Lyle, Washington (98635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98635 (Lyle, 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: 17.3% 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 38.5 — 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 Lyle, WA (98635)?
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Market Analysis: 98635 Lyle
This part of Klickitat County is not an easy win. The 98635 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,116/mo on a $516K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 98635 sits below the stated 0.0% once reality is priced in.
In the broader WA picture, 98635 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 98635 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Lyle's stable or hybrid ZIPs before stepping into 98635. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Lyle:
Property Strategy for 98635
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $438,598 | $1,240 | 2.0% | +6.6% | $219,299 |
| 3BR | $535,610 | $1,490 | 2.0% | +6.5% | $178,537 |
Market Trends
Home Value History (with trend line)
📊 How Does 98635 Compare?
| Metric | 98635 | Lyle | Washington |
|---|---|---|---|
| Home Value | $516,102 | $378,815 | $591,536 |
| 5-Year CAGR | 2.6% | 2.0% | 5.9% |
| Avg Rent | $1,116 | $1,161 | - |
| Cap Rate | 1.7% | 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 98635 (Lyle, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $516,102 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 38.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 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 (1.7%). 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 98635
Population: 2,033
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 98635
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
How does Lyle, WA stack up for property investment?
With a 2.0/5 investability score, Lyle, WA ranks as a solid market for rental property investors. Median prices of $516K and rents of $1,116/mo drive the underlying numbers.
How much is rent in Lyle, WA?
Rental rates in Lyle, WA average $1,116/mo. Tenant demand and $516K home values make the yield look reasonable by investor standards.
Are landlord laws favorable in Lyle, WA?
Lyle, WA falls under WA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What kind of vacancy should I budget for in Lyle, WA?
Rental vacancy in Lyle, WA is elevated. Investors should budget normal turnover but not chronic empty units.
Is the tenant base reliable in Lyle, WA?
Lyle, WA offers a even-keeled renter base at the $1,116/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 98635 now. You don’t know where it ranks.
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