Real Estate Investing in Vancouver, Washington (98664)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98664 (Vancouver, 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.
What’s happening in Vancouver, WA (98664)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98664 Vancouver
On balance, ZIP 98664 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $475K median. It rewards specialists, not generalists.
On balance, the numbers look inviting — $475K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98664 is substantial and deserves full respect.
Regionally, 98664 sits on the difficult end of the WA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Looking more closely, 22,923 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 98664 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 Vancouver:
Property Strategy for 98664
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $245,894 | $1,620 | 4.7% | +5.1% | $245,894 |
| 2BR | $342,031 | $1,860 | 3.9% | +4.3% | $171,016 |
| 3BR | $456,902 | $2,530 | 4.0% | +5.2% | $152,301 |
| 4BR | $586,127 | $3,010 | 3.7% | +6.1% | $146,532 |
| 5BR | $743,964 | — | — | +6.4% | $148,793 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98664 Compare?
| Metric | 98664 | Vancouver | Washington |
|---|---|---|---|
| Home Value | $474,644 | $509,726 | $591,536 |
| 5-Year CAGR | 2.6% | 3.0% | 5.9% |
| Avg Rent | $1,634 | $1,896 | - |
| Cap Rate | 2.7% | 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 98664 (Vancouver, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98664 (Vancouver, WA)?
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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 | $474,644 |
| Monthly Rent | $1,634 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 98664
Population: 22,923
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 98664
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Harry S Truman Elementary School
Roosevelt Elementary School
George C Marshall Elementary
Harney Elementary School
Lewis and Clark High School
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 Vancouver, WA better for rentals, flips, or BRRRR?
The best-fit strategy in Vancouver, WA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is it easy to find good tenants in Vancouver, WA?
Vancouver, WA offers a consistent renter base at the $1,634/mo rent level. Tenant turnover is reasonable for well-managed properties.
How tight is the rental market in Vancouver, WA?
Vacancy in Vancouver, WA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,634/mo.
Is Vancouver, WA good for landlords?
Vancouver, WA operates under WA law, which is tenant-protective overall for landlords. Expect measured treatment in typical lease and eviction cases.
How much do tenants pay in Vancouver, WA?
Investors in Vancouver, WA typically see rents near $1,634/mo per month against $475K home values - a solid setup for rental cash flow.
You know 98664 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98664 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 98664 ranks in Portland-Vancouver-Hillsboro, OR-WA
Every ZIP in this metro, ranked. Free.
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