Real Estate Investing in Toppenish, Washington (98948)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98948 (Toppenish, 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 Toppenish, WA (98948)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98948 Toppenish
The 98948 ZIP covers a section of Toppenish that demands careful diligence. Prices near $281K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 98948 can be a a credible choice for hunting ground — but the discount at $281K reflects genuine risk that outside investors often underestimate.
ZIP 98948'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.
The demographic picture in 98948 includes headwinds that any investor should price in. Income distribution skews lower than Toppenish averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 98948 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Toppenish:
Property Strategy for 98948
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $177,715 | $990 | 4.0% | +7.5% | $177,715 |
| 2BR | $229,604 | $1,300 | 4.1% | +6.1% | $114,802 |
| 3BR | $287,683 | $1,810 | 4.5% | +6.2% | $95,894 |
| 4BR | $315,065 | $1,980 | 4.5% | +6.2% | $78,766 |
| 5BR | $331,424 | — | — | +5.1% | $66,285 |
Market Trends
Home Value History (with trend line)
📊 How Does 98948 Compare?
| Metric | 98948 | Toppenish | Yakima, WA | Washington |
|---|---|---|---|---|
| Home Value | $281,030 | $281,030 | N/A | $591,536 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 5.9% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 98948 (Toppenish, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98948 (Toppenish, WA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $281,030 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 20.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 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 (3.3%). 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 98948
Population: 12,960
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 98948
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
How does Toppenish, WA rate as a rental market?
Toppenish, WA scores 3.0/5 for investability. Home values sit at $281K and rents near $1,170/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What are rental rates like in Toppenish, WA?
Rental rates in Toppenish, WA average $1,170/mo. Tenant demand and $281K home values make the yield look reasonable by investor standards.
Is vacancy a concern in Toppenish, WA?
Rental vacancy in Toppenish, WA is elevated. Investors should budget normal turnover but not chronic empty units.
What is the typical home price in Toppenish, WA?
In Toppenish, WA the median home value sits at $281K. Against the broader WA market, that reads as reasonable for most investors.
Can owner-occupants cash flow in Toppenish, WA?
Toppenish, WA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $281K price point reasonable to enter.
You know 98948 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 98948 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 98948 ranks in Yakima, WA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 98948 (Toppenish)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 98948 (Toppenish, WA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.