Real Estate Investing in Evans, Washington (99126)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99126 (Evans, WA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.8% 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 30.3 — 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 Evans, WA (99126)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 99126 Evans
The 99126 ZIP covers a section of Evans that demands careful diligence. Prices near $363K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 99126 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Evans have seen price recovery that 99126 has not matched. Stevens data supports the view that the spread is structural rather than temporary.
The 99126 ZIP's population of 926 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Strategy in 99126 is an operator game, not a passive one. On the rental side, entry prices of $363K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Evans:
Market Trends
Home Value History (with trend line)
📊 How Does 99126 Compare?
| Metric | 99126 | Evans | Washington |
|---|---|---|---|
| Home Value | $363,393 | $363,393 | $591,536 |
| 5-Year CAGR | 4.3% | 4.3% | 5.9% |
| Avg Rent | $999 | $999 | - |
| 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 99126 (Evans, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 99126 (Evans, WA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $363,393 |
| Monthly Rent | $999 |
| Price-to-Rent | 30.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 99126
Population: 926
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
What is the average home sale price in Evans, WA?
Median home price in Evans, WA is near $363K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
What is the typical renter like in Evans, WA?
The tenant pool in Evans, WA is solid, supported by local employment and population fundamentals. Rents of $999/mo are well-absorbed by the market.
What do landlords charge for rent in Evans, WA?
Average rent in Evans, WA is approximately $999/mo per month. Against $363K home values that yields a reasonable rent-to-price ratio.
Is Evans in WA worth investing in?
With a 3.0/5 investability score, Evans, WA ranks as a solid market for rental property investors. Median prices of $363K and rents of $999/mo drive the underlying numbers.
How landlord-friendly is Evans, WA?
For rental operators, Evans, WA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
You know 99126 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 99126 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.
AI Market Advisor
Ask questions about investing in 99126 (Evans)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 99126 (Evans, WA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.