Real Estate Investing in Ridgefield, Washington (98642)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98642 (Ridgefield, 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 Ridgefield, WA (98642)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98642 Ridgefield
ZIP 98642 in Ridgefield, WA carries a impressive set of headwinds. Home values near $659K and rents of $2,198/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 98642 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 98642 among WA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 98642 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 98642 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Ridgefield:
Property Strategy for 98642
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $507,512 | $2,310 | 3.3% | +5.3% | $253,756 |
| 3BR | $583,982 | $3,150 | 3.9% | +6.1% | $194,661 |
| 4BR | $698,783 | $3,740 | 3.9% | +6.6% | $174,696 |
| 5BR | $826,311 | — | — | +7.4% | $165,262 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98642 Compare?
| Metric | 98642 | Ridgefield | Washington |
|---|---|---|---|
| Home Value | $659,120 | $659,120 | $591,536 |
| 5-Year CAGR | 3.2% | 3.2% | 5.9% |
| Avg Rent | $2,198 | $2,198 | - |
| Cap Rate | 2.6% | 2.6% | - |
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 98642 (Ridgefield, WA). Anonymous, moderated, never written by AI.
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Property managers serving Clark County
Manage rentals here? List your business →Blue Key Property Management offers expert property management services for single-family home rentals, duplexes, condos, and townhouses in Vancouver, WA and Portland, OR. summary from their website
Dove Property Management provides full-service property management in Vancouver, WA, specializing in single-family homes, townhouses, condominiums, plexes, and multi-family apartment communities. summary from their website
Pac1 Realty, LLC is a commercial real estate firm in Southwest Washington offering agency leasing, tenant representation, sales, and property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $659,120 |
| Monthly Rent | $2,198 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -6.0% ▼ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 98642
Population: 26,379
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 98642
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 3,896 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Ridgefield, WA a smart market for rental property?
With a 3.0/5 investability score, Ridgefield, WA ranks as a solid market for rental property investors. Median prices of $659K and rents of $2,198/mo drive the underlying numbers.
What real estate strategy is ideal for Ridgefield, WA?
Ridgefield, WA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($659K prices, $2,198/mo rents) make it a reasonable choice.
What monthly rent should investors expect in Ridgefield, WA?
Average rent in Ridgefield, WA is approximately $2,198/mo per month. Against $659K home values that yields a reasonable rent-to-price ratio.
Should investors worry about vacancy in Ridgefield, WA?
Vacancy in Ridgefield, WA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,198/mo.
What is the median home value in Ridgefield, WA?
Expect median prices around $659K in Ridgefield, WA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
You know 98642 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98642 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.
How 98642 ranks in Portland-Vancouver-Hillsboro, OR-WA
Every ZIP in this metro, ranked. Free.
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