Real Estate Investing in Tonasket, Washington (98855)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98855 (Tonasket, 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: 22.3% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Tonasket, WA (98855)?
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Market Analysis: 98855 Tonasket
The 98855 ZIP in Tonasket, WA is a local-operator market. Outside capital chasing a $252K entry has to pair deep knowledge with the discount.
The investment case in 98855 is solid only for operators who understand what they are buying. A $252K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader WA picture, 98855 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 98855 includes headwinds that any investor should price in. Income distribution skews lower than Tonasket averages, and tenant stability requires active management.
Distressed ZIPs reward experience. impressive returns are possible in 98855, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Tonasket:
Property Strategy for 98855
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $208,330 | $790 | 2.7% | +6.5% | $208,330 |
| 2BR | $243,186 | $990 | 2.9% | +7.8% | $121,593 |
| 3BR | $325,919 | $1,360 | 3.0% | +7.8% | $108,640 |
| 4BR | $387,195 | $1,490 | 2.8% | +6.6% | $96,799 |
Market Trends
Home Value History (with trend line)
📊 How Does 98855 Compare?
| Metric | 98855 | Tonasket | Washington |
|---|---|---|---|
| Home Value | $252,289 | $229,236 | $591,536 |
| 5-Year CAGR | 3.5% | 1.7% | 5.9% |
| Avg Rent | $891 | $882 | - |
| Cap Rate | 2.8% | 3.0% | - |
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 98855 (Tonasket, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $252,289 |
| Monthly Rent | $891 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (2.8%). 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 98855
Population: 5,615
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 98855
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 does Tonasket, WA stack up for property investment?
Investors tracking Tonasket, WA will find a 3.0/5 rating supported by $252K median home values and $891/mo rents. That profile suits long-term holders targeting even-keeled returns.
What do landlords charge for rent in Tonasket, WA?
Tonasket, WA rentals go for roughly $891/mo a month. That puts gross yield in solid territory relative to $252K acquisition costs.
What is the rental occupancy rate in Tonasket, WA?
Vacancy in Tonasket, WA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $891/mo.
What is the best play in Tonasket, WA?
Most investors in Tonasket, WA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How deep is the rental pool in Tonasket, WA?
Tenant demand in Tonasket, WA is solid. The local workforce $891/mo rents across most rental classes.
You know 98855 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98855 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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