Real Estate Investing in Pateros, Washington (98846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98846 (Pateros, 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: 24.8% 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 28.1 — 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 Pateros, WA (98846)?
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Market Analysis: 98846 Pateros
Not every below-median market is a bargain. Pateros's 98846 ZIP shows signals that favor experienced operators who can absorb the risk $456K pricing implies.
Put differently, the numbers look inviting — $456K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98846 is substantial and deserves full respect.
Statewide comparisons place 98846 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 98846 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 98846 is an operator game, not a passive one. Meanwhile, entry prices of $456K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Pateros:
Market Trends
Home Value History (with trend line)
📊 How Does 98846 Compare?
| Metric | 98846 | Pateros | Washington |
|---|---|---|---|
| Home Value | $455,651 | $455,651 | $591,536 |
| 5-Year CAGR | 2.8% | 2.8% | 5.9% |
| Avg Rent | $1,350 | $1,350 | - |
| Cap Rate | 2.3% | 2.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98846 (Pateros, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $455,651 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.3%). 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 98846
Population: 1,313
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 98846
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 much should I expect to pay for a home in Pateros, WA?
Pateros, WA home values average about $456K. That price point suits investors targeting rentals with $1,350/mo in monthly income.
What is the investability score for Pateros, WA?
With a 3.0/5 investability score, Pateros, WA ranks as a solid market for rental property investors. Median prices of $456K and rents of $1,350/mo drive the underlying numbers.
What is the renter demographic in Pateros, WA?
Tenant demand in Pateros, WA is solid. The local workforce $1,350/mo rents across most rental classes.
How do experienced investors play Pateros, WA?
Pateros, WA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($456K prices, $1,350/mo rents) make it a reasonable choice.
Are landlord laws favorable in Pateros, WA?
Pateros, WA falls under WA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
You know 98846 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98846 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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