Real Estate Investing in Toutle, Washington (98649)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98649 (Toutle, 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.
- High vacancy: 18.5% 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 37.0 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Toutle, WA (98649)?
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Market Analysis: 98649 Toutle
Not every below-median market is a bargain. Toutle's 98649 ZIP comes in at signals that favor experienced operators who can absorb the risk $512K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $512K asset, 98649 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 98649 among WA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 98649 ZIP's population of 980 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Strategy in 98649 is an operator game, not a passive one. On the rental side, entry prices of $512K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Toutle:
Market Trends
Home Value History (with trend line)
📊 How Does 98649 Compare?
| Metric | 98649 | Toutle | Longview, WA | Washington |
|---|---|---|---|---|
| Home Value | $512,020 | $512,020 | N/A | $591,536 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 5.9% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98649 (Toutle, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $512,020 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 37.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (1.8%). 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 98649
Population: 980
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 98649
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
How do home values compare in Toutle, WA?
Median home price in Toutle, WA is near $512K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Is WA a landlord-friendly state?
WA law tenant-protective for landlords, and Toutle inherits those rules. Investors should still review local ordinances for rental licensing.
Which investment style suits Toutle, WA?
In Toutle, WA the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $512K prices and $1,152/mo rents suits that approach.
How viable is house hacking in Toutle, WA?
Toutle, WA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,152/mo rent level.
Is real estate in Toutle, WA a good investment right now?
Our data puts Toutle, WA at 3.0/5 for investability. Home prices of $512K and rents around $1,152/mo create a solid backdrop for investor activity.
You know 98649 now. You don’t know where it ranks.
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