Real Estate Investing in Cusick, Washington (99119)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99119 (Cusick, 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: 47.7% of homes vacant — above national norms.
- 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 Cusick, WA (99119)?
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Market Analysis: 99119 Cusick
Investors eyeing 99119 need to respect the fundamentals at play. Home values of $281K come alongside slower price movement and elevated management overhead.
The 99119 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 99119 among WA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A significant renter share of 16% in 99119 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 99119 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Cusick:
Market Trends
Home Value History (with trend line)
📊 How Does 99119 Compare?
| Metric | 99119 | Cusick | Washington |
|---|---|---|---|
| Home Value | $281,286 | $281,286 | $591,536 |
| 5-Year CAGR | 3.2% | 3.2% | 5.9% |
| Avg Rent | $1,044 | $1,044 | - |
| Cap Rate | 2.9% | 2.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99119 (Cusick, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $281,286 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (2.9%). 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 99119
Population: 1,465
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 99119
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.
Frequently Asked Questions
How strong is Cusick, WA for real estate investors?
Our data puts Cusick, WA at 3.0/5 for investability. Home prices of $281K and rents around $1,044/mo create a solid backdrop for investor activity.
How much should I expect to pay for a home in Cusick, WA?
Cusick, WA home values average about $281K. That price point suits investors targeting rentals with $1,044/mo in monthly income.
Are there empty rentals in Cusick, WA?
Cusick, WA carries elevated vacancy risk. Expect consistent absorption at market rents of $1,044/mo.
What is the tenant pool like in Cusick, WA?
Cusick, WA draws a stable base of working renters. Demand at the $1,044/mo rent level is reasonable for standard single-family and small multi rentals.
How should investors approach Cusick, WA?
A careful cash-flow rentals with hands-on management strategy Cusick, WA best. The market produces even-keeled results for that approach at the $281K price point.
You know 99119 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 99119 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.
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