Real Estate Investing in Oroville, Washington (98844)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98844 (Oroville, WA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 30.5% 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 25.4 — 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 Oroville, WA (98844)?
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Market Analysis: 98844 Oroville
The 98844 ZIP covers a section of Oroville that demands careful diligence. Prices near $266K look accessible, but the work to make a deal cash flow is real.
On balance, the numbers look inviting — $266K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98844 is substantial and deserves full respect.
Within WA, ZIP 98844 trails on several market indicators that neighboring Okanogan County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The 98844 ZIP's population of 4,814 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
The 98844 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Oroville:
Property Strategy for 98844
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $234,180 | $970 | 3.0% | +7.5% | $117,090 |
| 3BR | $331,586 | $1,330 | 2.9% | +7.6% | $110,529 |
| 4BR | $426,412 | $1,490 | 2.5% | +6.6% | $106,603 |
Market Trends
Home Value History (with trend line)
📊 How Does 98844 Compare?
| Metric | 98844 | Oroville | Washington |
|---|---|---|---|
| Home Value | $265,941 | $265,941 | $591,536 |
| 5-Year CAGR | 3.1% | 3.1% | 5.9% |
| Avg Rent | $873 | $873 | - |
| 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 98844 (Oroville, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $265,941 |
| Monthly Rent | $873 |
| Price-to-Rent | 25.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (2.6%). 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 98844
Population: 4,814
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 98844
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 tight is the rental market in Oroville, WA?
Expect elevated vacancy in Oroville, WA. Rents at $873/mo are absorbed by the tenant base without meaningful lag.
Is Oroville, WA landlord-friendly?
For rental operators, Oroville, WA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What is the renter demographic in Oroville, WA?
Oroville, WA draws a measured base of working renters. Demand at the $873/mo rent level is reasonable for standard single-family and small multi rentals.
Is Oroville, WA a good market for FHA house hackers?
House hacking works a challenging in Oroville, WA. Rents of $873/mo against $266K acquisition make the strategy solid for owner-occupants.
Which real estate strategy fits Oroville, WA?
Investors usually favor careful cash-flow rentals with hands-on management in Oroville, WA. With home values at $266K and rents near $873/mo, other strategies can work but produce predictable rather than outsized returns.
You know 98844 now. You don’t know where it ranks.
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