Real Estate Investing in Fairfield, Washington (99012)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99012 (Fairfield, WA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 27.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fairfield, WA (99012)?
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Market Analysis: 99012 Fairfield
From a cash-flow lens, ZIP 99012 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $396K median. It rewards specialists, not generalists.
Rent of $1,224/mo on a $396K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 99012 sits below the stated 0.0% once reality is priced in.
The gap between 99012 and stronger Fairfield ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 99012 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
leans 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 Fairfield:
Market Trends
Home Value History (with trend line)
📊 How Does 99012 Compare?
| Metric | 99012 | Fairfield | Washington |
|---|---|---|---|
| Home Value | $396,324 | $396,324 | $591,536 |
| 5-Year CAGR | 3.1% | 3.1% | 5.9% |
| Avg Rent | $1,224 | $1,224 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99012 (Fairfield, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $396,324 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 27.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 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 (2.4%). 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 99012
Population: 1,125
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
Frequently Asked Questions
Is Fairfield, WA a smart market for rental property?
Yes - Fairfield, WA a 3.0/5 investability score. With $396K home prices against $1,224/mo monthly rent, the market delivers a reasonable entry point for new investors.
How much should I expect to pay for a home in Fairfield, WA?
Fairfield, WA home values average about $396K. That price point suits investors targeting rentals with $1,224/mo in monthly income.
Where do rents currently stand in Fairfield, WA?
Expect rents around $1,224/mo per month in Fairfield, WA. With home values at $396K, the yield math works out to reasonable levels for rental investors.
Are there empty rentals in Fairfield, WA?
Vacancy risk in Fairfield, WA is elevated. That supports predictable cash flow for typical rental holds.
How do landlord-tenant laws work in Fairfield, WA?
The landlord environment in Fairfield, WA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
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