Real Estate Investing in Ford, Washington (99013)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99013 (Ford, WA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.0% vacancy may signal weakening demand.
- 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 Ford, WA (99013)?
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Market Analysis: 99013 Ford
ZIP 99013 in Ford, WA carries a durable set of headwinds. Home values near $286K and rents of $1,170/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 99013 can be a a strong candidate for hunting ground — but the discount at $286K reflects genuine risk that outside investors often underestimate.
In the broader WA picture, 99013 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 99013 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 99013 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Ford:
Market Trends
Home Value History (with trend line)
📊 How Does 99013 Compare?
| Metric | 99013 | Ford | Spokane-Spokane Valley, WA | Washington |
|---|---|---|---|---|
| Home Value | $285,750 | $285,750 | N/A | $591,536 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 5.9% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99013 (Ford, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $285,750 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +8.7% ▲ |
🏠 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 (3.2%). 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 99013
Population: 1,694
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
What type of investing works in Ford, WA?
For Ford, WA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the average home sale price in Ford, WA?
The median home value in Ford, WA is roughly $286K. That puts it reasonable relative to the WA statewide average.
Do landlords face vacancy issues in Ford, WA?
Ford, WA sees elevated vacancy, which is reasonable relative to the broader WA rental market.
Are eviction rules reasonable in Ford, WA?
The landlord environment in Ford, WA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Is Ford, WA a good place for real estate investing?
Ford, WA scores 3.0/5 for investability. Home values sit at $286K and rents near $1,170/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 99013 now. You don’t know where it ranks.
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How 99013 ranks in Spokane-Spokane Valley, WA
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