Real Estate Investing in Garfield, Washington (99130)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99130 (Garfield, WA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.8% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Garfield, WA (99130)?
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Market Analysis: 99130 Garfield
The 99130 ZIP covers a section of Garfield that demands careful diligence. Prices near $279K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 99130 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader WA picture, 99130 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 99130 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Garfield's stable or hybrid ZIPs before stepping into 99130. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Garfield:
Market Trends
Home Value History (with trend line)
📊 How Does 99130 Compare?
| Metric | 99130 | Garfield | Pullman, WA | Washington |
|---|---|---|---|---|
| Home Value | $278,881 | $278,881 | N/A | $591,536 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 5.9% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| 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 99130 (Garfield, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $278,881 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 22.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 99130
Population: 847
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 99130
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 are rents in Garfield, WA?
Expect rents around $1,044/mo per month in Garfield, WA. With home values at $279K, the yield math works out to reasonable levels for rental investors.
How strong is the working-renter base in Garfield, WA?
Garfield, WA offers a stable renter base at the $1,044/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is vacancy a concern in Garfield, WA?
Garfield, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How landlord-friendly is Garfield, WA?
WA ranks as a tenant-protective state for landlord-tenant law. Garfield generally follows the statewide framework, so landlords face reasonable operating rules.
What strategy should investors use in Garfield, WA?
Most investors in Garfield, WA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 99130 now. You don’t know where it ranks.
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How 99130 ranks in Pullman, WA
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