Real Estate Investing in Vancouver, Washington (98684)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98684 (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 (98684)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98684 Vancouver
This part of Clark County is not an easy win. The 98684 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 98684 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within WA, ZIP 98684 trails on several market indicators that neighboring Clark County submarkets outperform. The gap is real and durable enough to shape underwriting.
A notable renter share of 46% in 98684 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 98684 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 98684
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $376,866 | $2,140 | 4.1% | +4.9% | $188,433 |
| 3BR | $454,280 | $2,920 | 4.6% | +5.3% | $151,427 |
| 4BR | $565,898 | $3,460 | 4.4% | +5.9% | $141,475 |
| 5BR | $710,423 | — | — | +6.6% | $142,085 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98684 Compare?
| Metric | 98684 | Vancouver | Washington |
|---|---|---|---|
| Home Value | $489,947 | $509,726 | $591,536 |
| 5-Year CAGR | 2.6% | 3.0% | 5.9% |
| Avg Rent | $1,958 | $1,896 | - |
| Cap Rate | 3.1% | 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 98684 (Vancouver, 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 | $489,947 |
| Monthly Rent | $1,958 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | +1.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 98684
Population: 36,486
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 98684
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
What are rental rates like in Vancouver, WA?
Rents in Vancouver, WA run near $1,958/mo. Compared with median home prices of $490K that produces solid gross yields for typical rentals.
How deep is the rental pool in Vancouver, WA?
Working renters make up the core of the Vancouver, WA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the smart move for investors in Vancouver, WA?
Investors usually favor careful cash-flow rentals with hands-on management in Vancouver, WA. With home values at $490K and rents near $1,958/mo, other strategies can work but produce consistent rather than outsized returns.
Does house hacking work in Vancouver, WA?
For house hackers, Vancouver, WA is a challenging. The $1,958/mo rent on a unit helps defray the mortgage on a $490K property.
Are homes affordable in Vancouver, WA?
Typical homes in Vancouver, WA go for around $490K. The 5-year CAGR of 0.0% stable price movement.
You know 98684 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98684 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 98684 ranks in Portland-Vancouver-Hillsboro, OR-WA
Every ZIP in this metro, ranked. Free.
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