Real Estate Investing in Grand Coulee, Washington (99133)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99133 (Grand Coulee, 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: 20.4% 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 Grand Coulee, WA (99133)?
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Market Analysis: 99133 Grand Coulee
The 99133 ZIP in Grand Coulee, WA is a local-operator market. Outside capital chasing a $257K entry has to pair deep knowledge with the discount.
Rent of $1,206/mo on a $257K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 99133 sits below the stated 0.0% once reality is priced in.
In the broader WA picture, 99133 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 99133 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 Grand Coulee's stable or hybrid ZIPs before stepping into 99133. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Grand Coulee:
Property Strategy for 99133
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $178,768 | $1,340 | 5.4% | +6.4% | $89,384 |
| 3BR | $320,480 | $1,860 | 4.2% | +6.3% | $106,827 |
Market Trends
Home Value History (with trend line)
📊 How Does 99133 Compare?
| Metric | 99133 | Grand Coulee | Moses Lake, WA | Washington |
|---|---|---|---|---|
| Home Value | $256,660 | $256,660 | N/A | $591,536 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 5.9% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 99133 (Grand Coulee, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $256,660 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (3.7%). 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 99133
Population: 1,341
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 99133
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
Should investors consider Grand Coulee, WA?
Grand Coulee, WA posts an investability rating of 3.0/5, with median home values near $257K and average rents around $1,206/mo. That combination puts it in the solid tier for investor interest.
What is the typical rental rate in Grand Coulee, WA?
Rent in Grand Coulee, WA is around $1,206/mo. The resulting rent-to-value relationship with $257K pricing is reasonable for most investor models.
What is the typical vacancy rate in Grand Coulee, WA?
Rental vacancy in Grand Coulee, WA is elevated. Investors should budget normal turnover but not chronic empty units.
How landlord-friendly is Grand Coulee, WA?
WA law tenant-protective for landlords, and Grand Coulee inherits those rules. Investors should still review local ordinances for rental licensing.
What kind of tenants rent in Grand Coulee, WA?
The renter base in Grand Coulee, WA is reasonable for the $1,206/mo price point. Screening well and pricing to market typically yields predictable tenants.
You know 99133 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 99133 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 99133 ranks in Moses Lake, WA
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