Real Estate Investing in Selah, Washington (98942)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98942 (Selah, 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 Selah, WA (98942)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98942 Selah
The 98942 ZIP covers a section of Selah that demands careful diligence. Prices near $445K look accessible, but the work to make a deal cash flow is real.
Rent of $1,695/mo on a $445K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 98942 sits below the stated 0.0% once reality is priced in.
Looking more closely, 98942 offers a low basis, the region around Selah has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 98942 ZIP's population of 18,564 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
New investors are better served looking at Selah's stable or hybrid ZIPs before stepping into 98942. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Selah:
Property Strategy for 98942
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $248,061 | $1,250 | 3.6% | +4.9% | $248,061 |
| 2BR | $308,063 | $1,640 | 3.8% | +5.6% | $154,031 |
| 3BR | $433,180 | $2,280 | 3.8% | +6.2% | $144,393 |
| 4BR | $516,567 | $2,500 | 3.5% | +6.5% | $129,142 |
| 5BR | $575,783 | — | — | +6.4% | $115,157 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98942 Compare?
| Metric | 98942 | Selah | Yakima, WA | Washington |
|---|---|---|---|---|
| Home Value | $444,697 | $444,697 | N/A | $591,536 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 5.9% |
| Avg Rent | $1,695 | $1,695 | N/A | - |
| Cap Rate | 3.0% | 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 98942 (Selah, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $444,697 |
| Monthly Rent | $1,695 |
| Price-to-Rent | 21.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 98942
Population: 18,564
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 98942
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 expensive is real estate in Selah, WA?
In Selah, WA the median home value sits at $445K. Against the broader WA market, that reads as reasonable for most investors.
What strategy should investors use in Selah, WA?
In Selah, WA the significant play is typically careful cash-flow rentals with hands-on management. The combination of $445K prices and $1,695/mo rents suits that approach.
Does Selah, WA make sense for an investment property?
Selah, WA posts an investability rating of 3.0/5, with median home values near $445K and average rents around $1,695/mo. That combination puts it in the significant tier for investor interest.
Is WA a landlord-friendly state?
WA law tenant-protective for landlords, and Selah inherits those rules. Investors should still review local ordinances for rental licensing.
Does house hacking make sense in Selah, WA?
The a challenging house-hack environment in Selah, WA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 98942 now. You don’t know where it ranks.
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How 98942 ranks in Yakima, WA
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