Real Estate Investing in Mabton, Washington (98935)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98935 (Mabton, WA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Mabton, WA (98935)?
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Market Analysis: 98935 Mabton
Looking more closely, ZIP 98935 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $281K median. It rewards specialists, not generalists.
For an experienced owner, 98935 can be a a strong candidate for hunting ground — but the discount at $281K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Mabton have seen price recovery that 98935 has not matched. Yakima County data supports the view that the spread is structural rather than temporary.
A impressive renter share of 42% in 98935 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 98935 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 Mabton:
Property Strategy for 98935
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $218,449 | $1,510 | 5.0% | +7.5% | $109,224 |
| 3BR | $294,381 | $2,100 | 5.1% | +6.9% | $98,127 |
| 4BR | $335,172 | $2,300 | 4.9% | +7.2% | $83,793 |
Market Trends
Home Value History (with trend line)
📊 How Does 98935 Compare?
| Metric | 98935 | Mabton | Yakima, WA | Washington |
|---|---|---|---|---|
| Home Value | $280,865 | $280,865 | N/A | $591,536 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 5.9% |
| Avg Rent | $1,359 | $1,359 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 98935 (Mabton, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,865 |
| Monthly Rent | $1,359 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (3.8%). 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 98935
Population: 4,481
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 98935
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
Where do home prices stand in Mabton, WA?
Typical homes in Mabton, WA go for around $281K. The 5-year CAGR of 0.0% measured price movement.
Do rentals sit vacant long in Mabton, WA?
Mabton, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Mabton, WA a good place for real estate investing?
With a 3.0/5 investability score, Mabton, WA ranks as a solid market for rental property investors. Median prices of $281K and rents of $1,359/mo drive the underlying numbers.
Is Mabton, WA landlord-friendly?
Landlord-friendliness in Mabton, WA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How strong is tenant demand in Mabton, WA?
Expect a solid tenant pool in Mabton, WA. The rental market absorbs $1,359/mo rents without meaningful friction.
You know 98935 now. You don’t know where it ranks.
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How 98935 ranks in Yakima, WA
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Community Ratings
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