Real Estate Investing in Coulee Dam, Washington (99116)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99116 (Coulee Dam, WA)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.2% 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 Coulee Dam, WA (99116)?
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Market Analysis: 99116 Coulee Dam
The 99116 ZIP covers a section of Coulee Dam that demands careful diligence. Prices near $236K look accessible, but the work to make a deal cash flow is real.
Rent of $1,206/mo on a $236K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 99116 sits below the stated 0.0% once reality is priced in.
Regionally, 99116 sits on the difficult end of the WA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
The 99116 ZIP's population of 1,649 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
New investors are better served looking at Coulee Dam's stable or hybrid ZIPs before stepping into 99116. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Coulee Dam:
Property Strategy for 99116
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $184,527 | $1,340 | 5.2% | +8.7% | $92,263 |
| 3BR | $251,518 | $1,860 | 5.3% | +6.6% | $83,839 |
Market Trends
Home Value History (with trend line)
📊 How Does 99116 Compare?
| Metric | 99116 | Coulee Dam | Washington |
|---|---|---|---|
| Home Value | $235,933 | $235,933 | $591,536 |
| 5-Year CAGR | 4.9% | 4.9% | 5.9% |
| Avg Rent | $1,206 | $1,206 | - |
| Cap Rate | 4.0% | 4.0% | - |
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 99116 (Coulee Dam, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $235,933 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (4.0%). 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 99116
Population: 1,649
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 99116
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
What kind of tenants rent in Coulee Dam, WA?
Tenant demand in Coulee Dam, WA is solid. The local workforce $1,206/mo rents across most rental classes.
Is WA a landlord-friendly state?
WA ranks as a tenant-protective state for landlord-tenant law. Coulee Dam generally follows the statewide framework, so landlords face reasonable operating rules.
Is house hacking profitable in Coulee Dam, WA?
The a challenging house-hack environment in Coulee Dam, WA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the average monthly rent in Coulee Dam, WA?
The typical rental in Coulee Dam, WA commands about $1,206/mo monthly. That rent profile reliable cash flow against the $236K purchase basis.
What is the rental occupancy rate in Coulee Dam, WA?
Rental vacancy in Coulee Dam, WA is elevated. Investors should budget normal turnover but not chronic empty units.
You know 99116 now. You don’t know where it ranks.
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Community Ratings
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