Real Estate Investing in Yakima, Washington (98902)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98902 (Yakima, 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.
What’s happening in Yakima, WA (98902)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98902 Yakima
ZIP 98902 inside Yakima County looks affordable on the surface — median value of $303K — but the discount exists for reasons that a careful buyer should understand before committing.
On the rental side, the numbers look inviting — $303K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98902 is substantial and deserves full respect.
ZIP 98902's metrics run below Yakima County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 98902 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. sturdy returns are possible in 98902, 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 Yakima:
Property Strategy for 98902
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $189,849 | $1,060 | 4.0% | +7.8% | $189,849 |
| 2BR | $248,234 | $1,390 | 4.0% | +6.5% | $124,117 |
| 3BR | $315,713 | $1,930 | 4.4% | +5.7% | $105,238 |
| 4BR | $355,742 | $2,120 | 4.3% | +5.5% | $88,935 |
| 5BR | $384,164 | — | — | +4.8% | $76,833 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98902 Compare?
| Metric | 98902 | Yakima | Yakima, WA | Washington |
|---|---|---|---|---|
| Home Value | $302,688 | $247,945 | N/A | $591,536 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 5.9% |
| Avg Rent | $1,302 | $1,459 | N/A | - |
| Cap Rate | 3.4% | 3.1% | - | - |
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 98902 (Yakima, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $302,688 |
| Monthly Rent | $1,302 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 Rent Trends
| 1-Year | +11.4% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 98902
Population: 45,377
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 98902
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 1,916 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Yakima, WA?
Yes - Yakima, WA a 3.0/5 investability score. With $303K home prices against $1,302/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is the tenant base reliable in Yakima, WA?
Tenant quality in Yakima, WA ranks as solid. Landlords generally report steady occupancy at market rents of $1,302/mo.
What real estate strategy is ideal for Yakima, WA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Yakima, WA. The numbers - $303K homes against $1,302/mo rents - support that play.
Are eviction rules reasonable in Yakima, WA?
Rental owners in Yakima, WA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What kind of vacancy should I budget for in Yakima, WA?
Expect elevated vacancy in Yakima, WA. Rents at $1,302/mo are absorbed by the tenant base without meaningful lag.
You know 98902 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98902 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 98902 ranks in Yakima, WA
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