Real Estate Investing in Inchelium, Washington (99138)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99138 (Inchelium, WA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 37.4% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 24.3% poverty rate — can affect rent collection.
- Higher unemployment: 7.4% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Inchelium, WA (99138)?
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Market Analysis: 99138 Inchelium
Investors eyeing 99138 need to respect the fundamentals at play. Home values of $268K come alongside slower price movement and elevated management overhead.
For an experienced owner, 99138 can be a worth a close look for hunting ground — but the discount at $268K reflects genuine risk that outside investors often underestimate.
ZIP 99138's metrics run below Ferry County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 99138 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 99138 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Inchelium:
Market Trends
Home Value History (with trend line)
📊 How Does 99138 Compare?
| Metric | 99138 | Inchelium | Washington |
|---|---|---|---|
| Home Value | $267,667 | $267,667 | $591,536 |
| 5-Year CAGR | N/A | N/A | 5.9% |
| Avg Rent | $1,125 | $1,125 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99138 (Inchelium, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $267,667 |
| Monthly Rent | $1,125 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 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 (3.3%). 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 99138
Population: 1,173
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 99138
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
Is Inchelium, WA a good place for real estate investing?
Inchelium, WA scores 2.0/5 for investability. Home values sit at $268K and rents near $1,125/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do rentals sit vacant long in Inchelium, WA?
Vacancy in Inchelium, WA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,125/mo.
How much should I expect to pay for a home in Inchelium, WA?
The median home value in Inchelium, WA is roughly $268K. That puts it reasonable relative to the WA statewide average.
Does house hacking work in Inchelium, WA?
House hacking in Inchelium, WA is a challenging. With home values around $268K and rents at $1,125/mo, owner-occupants can offset a meaningful share of PITI.
Where do rents currently stand in Inchelium, WA?
Rents in Inchelium, WA run near $1,125/mo. Compared with median home prices of $268K that produces solid gross yields for typical rentals.
You know 99138 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 99138 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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