Real Estate Investing in Wapato, Washington (98951)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98951 (Wapato, 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 Wapato, WA (98951)?
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Market Analysis: 98951 Wapato
ZIP 98951 in Wapato, WA carries a significant set of headwinds. Home values near $293K and rents of $1,089/mo sit inside a market where underwriting has to be tight.
Meanwhile, the numbers look inviting — $293K purchase price, 0.0% nominal cap — the work to hit that pro forma in 98951 is substantial and deserves full respect.
Regionally, 98951 sits on the difficult end of the WA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A solid renter share of 46% in 98951 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Wapato:
Property Strategy for 98951
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $226,179 | $1,210 | 3.9% | +6.5% | $113,089 |
| 3BR | $308,925 | $1,690 | 3.9% | +6.3% | $102,975 |
| 4BR | $352,529 | $1,840 | 3.8% | +6.1% | $88,132 |
Market Trends
Home Value History (with trend line)
📊 How Does 98951 Compare?
| Metric | 98951 | Wapato | Yakima, WA | Washington |
|---|---|---|---|---|
| Home Value | $293,398 | $293,398 | N/A | $591,536 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 5.9% |
| Avg Rent | $1,089 | $1,089 | 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 98951 (Wapato, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $293,398 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 98951
Population: 12,935
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 98951
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
Is Wapato, WA better for rentals, flips, or BRRRR?
Wapato, WA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($293K prices, $1,089/mo rents) make it a reasonable choice.
Is vacancy a concern in Wapato, WA?
Expect elevated vacancy in Wapato, WA. Rents at $1,089/mo are absorbed by the tenant base without meaningful lag.
Where do rents currently stand in Wapato, WA?
Investors in Wapato, WA typically see rents near $1,089/mo per month against $293K home values - a solid setup for rental cash flow.
How deep is the rental pool in Wapato, WA?
Expect a solid tenant pool in Wapato, WA. The rental market absorbs $1,089/mo rents without meaningful friction.
What is the median home value in Wapato, WA?
Typical homes in Wapato, WA go for around $293K. The 5-year CAGR of 0.0% stable price movement.
You know 98951 now. You don’t know where it ranks.
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How 98951 ranks in Yakima, WA
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