Real Estate Investing in Warden, Washington (98857)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98857 (Warden, WA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Warden, WA (98857)?
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Market Analysis: 98857 Warden
Not every below-median market is a bargain. Warden's 98857 ZIP posts signals that favor experienced operators who can absorb the risk $290K pricing implies.
For an experienced owner, 98857 can be a an appealing option for hunting ground — but the discount at $290K reflects genuine risk that outside investors often underestimate.
Regionally, 98857 sits on the difficult end of the WA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The 98857 ZIP's population of 3,935 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategically, 98857 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 Warden:
Property Strategy for 98857
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $197,366 | $1,140 | 4.2% | +8.6% | $98,683 |
| 3BR | $288,364 | $1,580 | 3.9% | +9.2% | $96,121 |
Market Trends
Home Value History (with trend line)
📊 How Does 98857 Compare?
| Metric | 98857 | Warden | Moses Lake, WA | Washington |
|---|---|---|---|---|
| Home Value | $290,393 | $290,393 | N/A | $591,536 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 5.9% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 98857 (Warden, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $290,393 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 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 98857
Population: 3,935
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 98857
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
Do landlords face vacancy issues in Warden, WA?
Warden, WA carries elevated vacancy risk. Expect stable absorption at market rents of $1,026/mo.
Is Warden, WA a smart market for rental property?
Warden, WA rates 3.0/5 for investability. With median values at $290K and rents near $1,026/mo, the market offers reasonable fundamentals for rental investors.
How much does a house cost in Warden, WA?
Expect median prices around $290K in Warden, WA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Are eviction rules reasonable in Warden, WA?
WA ranks as a tenant-protective state for landlord-tenant law. Warden generally follows the statewide framework, so landlords face reasonable operating rules.
How strong is the working-renter base in Warden, WA?
The tenant pool in Warden, WA is solid, supported by local employment and population fundamentals. Rents of $1,026/mo are well-absorbed by the market.
You know 98857 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98857 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 98857 ranks in Moses Lake, WA
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