Real Estate Investing in Cathlamet, Washington (98612)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98612 (Cathlamet, 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 31.0 — 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 Cathlamet, WA (98612)?
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Market Analysis: 98612 Cathlamet
Not every below-median market is a bargain. Cathlamet's 98612 ZIP registers signals that favor experienced operators who can absorb the risk $429K pricing implies.
The investment case in 98612 is significant only for operators who understand what they are buying. A $429K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 98612 among WA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 98612 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 98612 is an operator game, not a passive one. Put differently, entry prices of $429K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Cathlamet:
Market Trends
Home Value History (with trend line)
📊 How Does 98612 Compare?
| Metric | 98612 | Cathlamet | Washington |
|---|---|---|---|
| Home Value | $428,728 | $428,728 | $591,536 |
| 5-Year CAGR | 4.6% | 4.6% | 5.9% |
| Avg Rent | $1,152 | $1,152 | - |
| Cap Rate | 2.1% | 2.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98612 (Cathlamet, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $428,728 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 31.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (2.1%). 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 98612
Population: 3,325
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 98612
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
Are there empty rentals in Cathlamet, WA?
Cathlamet, WA carries elevated vacancy risk. Expect stable absorption at market rents of $1,152/mo.
How much should I expect to pay for a home in Cathlamet, WA?
Cathlamet, WA home values average about $429K. That price point suits investors targeting rentals with $1,152/mo in monthly income.
Is Cathlamet, WA a good place for real estate investing?
With a 3.0/5 investability score, Cathlamet, WA ranks as a solid market for rental property investors. Median prices of $429K and rents of $1,152/mo drive the underlying numbers.
What is it like being a landlord in Cathlamet, WA?
Landlord-friendliness in Cathlamet, WA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is Cathlamet, WA better for rentals, flips, or BRRRR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Cathlamet, WA. The numbers - $429K homes against $1,152/mo rents - support that play.
You know 98612 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98612 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.
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