Real Estate Investing in Clayton, Washington (99110)
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Should you buy in 99110 (Clayton, WA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
- High price-to-rent: Price-to-rent ratio 31.4 — 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 Clayton, WA (99110)?
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Market Analysis: 99110 Clayton
The 99110 ZIP covers a section of Clayton that demands careful diligence. Prices near $441K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 99110 can be a an appealing option for hunting ground — but the discount at $441K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Clayton have seen price recovery that 99110 has not matched. Stevens County data supports the view that the spread is structural rather than temporary.
A durable renter share of 27% in 99110 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. notable returns are possible in 99110, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Clayton:
Market Trends
Home Value History (with trend line)
📊 How Does 99110 Compare?
| Metric | 99110 | Clayton | Spokane-Spokane Valley, WA | Washington |
|---|---|---|---|---|
| Home Value | $440,723 | $440,723 | N/A | $591,536 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 5.9% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99110 (Clayton, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $440,723 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 31.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 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 (2.1%). 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 99110
Population: 1,592
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
Are rents high in Clayton, WA?
Average rent in Clayton, WA is approximately $1,170/mo per month. Against $441K home values that yields a reasonable rent-to-price ratio.
How strong is the working-renter base in Clayton, WA?
Tenant quality in Clayton, WA ranks as solid. Landlords generally report predictable occupancy at market rents of $1,170/mo.
Are homes affordable in Clayton, WA?
Expect median prices around $441K in Clayton, WA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Does house hacking work in Clayton, WA?
For house hackers, Clayton, WA is a challenging. The $1,170/mo rent on a unit helps defray the mortgage on a $441K property.
What real estate strategy is ideal for Clayton, WA?
The best-fit strategy in Clayton, WA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 99110 now. You don’t know where it ranks.
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How 99110 ranks in Spokane-Spokane Valley, WA
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