Real Estate Investing in Newman Lake, Washington (99025)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99025 (Newman Lake, 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.
- High vacancy: 14.0% 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 29.9 — 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 Newman Lake, WA (99025)?
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Market Analysis: 99025 Newman Lake
This part of Spokane County is not an easy win. The 99025 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $506K asset, 99025 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 99025 sits on the difficult end of the WA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
In practical terms, 5,846 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 99025 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 Newman Lake:
Property Strategy for 99025
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $391,618 | $1,240 | 2.3% | +6.4% | $391,618 |
| 2BR | $400,359 | $1,570 | 2.8% | +7.1% | $200,180 |
| 3BR | $521,463 | $2,150 | 3.0% | +7.1% | $173,821 |
| 4BR | $522,684 | $2,590 | 3.6% | +7.1% | $130,671 |
| 5BR | $745,484 | — | — | +7.8% | $149,097 |
Market Trends
Home Value History (with trend line)
📊 How Does 99025 Compare?
| Metric | 99025 | Newman Lake | Spokane-Spokane Valley, WA | Washington |
|---|---|---|---|---|
| Home Value | $506,082 | $506,082 | N/A | $591,536 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 5.9% |
| Avg Rent | $1,413 | $1,413 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 99025 (Newman Lake, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $506,082 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 29.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (2.2%). 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 99025
Population: 5,846
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 99025
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 2,237 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Newman Lake, WA?
The median home value in Newman Lake, WA is roughly $506K. That puts it reasonable relative to the WA statewide average.
What is the renter demographic in Newman Lake, WA?
Newman Lake, WA draws a predictable base of working renters. Demand at the $1,413/mo rent level is reasonable for standard single-family and small multi rentals.
Is Newman Lake, WA a smart market for rental property?
Newman Lake, WA scores 3.0/5 for investability. Home values sit at $506K and rents near $1,413/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are landlord laws favorable in Newman Lake, WA?
Landlord-friendliness in Newman Lake, WA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How much is rent in Newman Lake, WA?
Rent in Newman Lake, WA is around $1,413/mo. The resulting rent-to-value relationship with $506K pricing is reasonable for most investor models.
You know 99025 now. You don’t know where it ranks.
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How 99025 ranks in Spokane-Spokane Valley, WA
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