Real Estate Investing in Newport, Washington (99156)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99156 (Newport, 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: 21.9% 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 29.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Newport, WA (99156)?
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Market Analysis: 99156 Newport
The 99156 ZIP in Newport, WA is a local-operator market. Outside capital chasing a $418K entry has to pair deep knowledge with the discount.
The 99156 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Newport have seen price recovery that 99156 has not matched. Pend Oreille County data supports the view that the spread is structural rather than temporary.
The demographic picture in 99156 includes headwinds that any investor should price in. Income distribution skews lower than Newport averages, and tenant stability requires active management.
The 99156 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Newport:
Property Strategy for 99156
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $376,382 | $1,300 | 2.5% | +8.9% | $188,191 |
| 3BR | $457,166 | $1,800 | 2.8% | +8.1% | $152,389 |
| 4BR | $507,242 | $2,110 | 3.0% | +8.6% | $126,811 |
Market Trends
Home Value History (with trend line)
📊 How Does 99156 Compare?
| Metric | 99156 | Newport | Spokane-Spokane Valley, WA | Washington |
|---|---|---|---|---|
| Home Value | $417,777 | $417,777 | N/A | $591,536 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 5.9% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 99156 (Newport, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $417,777 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 29.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 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 (2.2%). 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 99156
Population: 9,323
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 99156
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 price range are homes in Newport, WA?
Homes in Newport, WA typically sell near $418K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Are renters plentiful in Newport, WA?
Expect a solid tenant pool in Newport, WA. The rental market absorbs $1,170/mo rents without meaningful friction.
Is Newport in WA worth investing in?
Newport, WA scores 3.0/5 for investability. Home values sit at $418K and rents near $1,170/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is rental property easy to operate in Newport, WA?
WA law tenant-protective for landlords, and Newport inherits those rules. Investors should still review local ordinances for rental licensing.
What are vacancy rates like in Newport, WA?
Newport, WA carries elevated vacancy risk. Expect measured absorption at market rents of $1,170/mo.
You know 99156 now. You don’t know where it ranks.
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How 99156 ranks in Spokane-Spokane Valley, WA
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