Real Estate Investing in Kittitas, Washington (98934)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98934 (Kittitas, 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.
- Elevated poverty: 25.4% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Kittitas, WA (98934)?
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Market Analysis: 98934 Kittitas
Not every below-median market is a bargain. Kittitas's 98934 ZIP records signals that favor experienced operators who can absorb the risk $332K pricing implies.
For an experienced owner, 98934 can be a worth a close look for hunting ground — but the discount at $332K reflects genuine risk that outside investors often underestimate.
The gap between 98934 and stronger Kittitas ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 98934 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.
New investors are better served looking at Kittitas's stable or hybrid ZIPs before stepping into 98934. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Kittitas:
Market Trends
Home Value History (with trend line)
📊 How Does 98934 Compare?
| Metric | 98934 | Kittitas | Ellensburg, WA | Washington |
|---|---|---|---|---|
| Home Value | $332,370 | $332,370 | N/A | $591,536 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 5.9% |
| Avg Rent | $1,251 | $1,251 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 98934 (Kittitas, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $332,370 |
| Monthly Rent | $1,251 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (2.9%). 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 98934
Population: 803
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 98934
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
Frequently Asked Questions
What is the typical rental rate in Kittitas, WA?
Investors in Kittitas, WA typically see rents near $1,251/mo per month against $332K home values - a solid setup for rental cash flow.
How do landlord-tenant laws work in Kittitas, WA?
WA ranks as a tenant-protective state for landlord-tenant law. Kittitas generally follows the statewide framework, so landlords face reasonable operating rules.
Are homes affordable in Kittitas, WA?
Kittitas, WA home values average about $332K. That price point suits investors targeting rentals with $1,251/mo in monthly income.
How does Kittitas, WA stack up for property investment?
Yes - Kittitas, WA a 3.0/5 investability score. With $332K home prices against $1,251/mo monthly rent, the market delivers a reasonable entry point for new investors.
How should investors approach Kittitas, WA?
In Kittitas, WA the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $332K prices and $1,251/mo rents suits that approach.
You know 98934 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98934 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 98934 ranks in Ellensburg, WA
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