Real Estate Investing in Colton, Washington (99113)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99113 (Colton, 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.
- High price-to-rent: Price-to-rent ratio 31.3 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Colton, WA (99113)?
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Market Analysis: 99113 Colton
Put differently, ZIP 99113 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $405K median. It rewards specialists, not generalists.
Rent of $1,080/mo on a $405K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 99113 sits below the stated 0.0% once reality is priced in.
Within WA, ZIP 99113 trails on several market indicators that neighboring Whitman County submarkets outperform. The gap is real and durable enough to shape underwriting.
Employment concentration in 99113 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 99113 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Colton:
Market Trends
Home Value History (with trend line)
📊 How Does 99113 Compare?
| Metric | 99113 | Colton | Pullman, WA | Washington |
|---|---|---|---|---|
| Home Value | $405,267 | $405,267 | N/A | $591,536 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 5.9% |
| Avg Rent | $1,080 | $1,080 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
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 99113 (Colton, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $405,267 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 31.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (2.1%). 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 99113
Population: 535
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 99113
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 2,360 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Colton, WA a good investment right now?
The 3.0/5 investability rating in Colton, WA reflects its $405K prices and $1,080/mo rents. Investors generally consider it a solid option within WA.
What do rentals go for in Colton, WA?
The typical rental in Colton, WA commands about $1,080/mo monthly. That rent profile consistent cash flow against the $405K purchase basis.
What does house hacking look like in Colton, WA?
The house hack math a challenging in Colton, WA. Owner-occupant buyers benefit from the $1,080/mo rents and $405K home values.
What kind of vacancy should I budget for in Colton, WA?
Vacancy in Colton, WA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,080/mo.
What are home prices like in Colton, WA?
Colton, WA median home values land near $405K. That is reasonable territory for investors looking at $1,080/mo-per-month rentals.
You know 99113 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 99113 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 99113 ranks in Pullman, WA
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