Real Estate Investing in Wilbur, Washington (99185)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99185 (Wilbur, 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.
- High vacancy: 27.6% 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 27.5 — 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 Wilbur, WA (99185)?
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Market Analysis: 99185 Wilbur
Not every below-median market is a bargain. Wilbur's 99185 ZIP stands at signals that favor experienced operators who can absorb the risk $294K pricing implies.
From a cash-flow lens, the numbers look inviting — $294K purchase price, 0.0% nominal cap — the work to hit that pro forma in 99185 is substantial and deserves full respect.
Nearby ZIPs in Wilbur have seen price recovery that 99185 has not matched. Lincoln County data supports the view that the spread is structural rather than temporary.
Who lives in 99185 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Wilbur:
Market Trends
Home Value History (with trend line)
📊 How Does 99185 Compare?
| Metric | 99185 | Wilbur | Washington |
|---|---|---|---|
| Home Value | $293,683 | $293,683 | $591,536 |
| 5-Year CAGR | 4.6% | 4.6% | 5.9% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99185 (Wilbur, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $293,683 |
| Monthly Rent | $891 |
| Price-to-Rent | 27.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (2.4%). 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 99185
Population: 1,518
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 99185
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 is the investability score for Wilbur, WA?
With a 3.0/5 investability score, Wilbur, WA ranks as a solid market for rental property investors. Median prices of $294K and rents of $891/mo drive the underlying numbers.
Is housing expensive in Wilbur, WA?
Expect median prices around $294K in Wilbur, WA. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
How much rent can I charge in Wilbur, WA?
Average rent in Wilbur, WA is approximately $891/mo per month. Against $294K home values that yields a reasonable rent-to-price ratio.
Can I house hack in Wilbur, WA?
House hacking in Wilbur, WA is a challenging. With home values around $294K and rents at $891/mo, owner-occupants can offset a meaningful share of PITI.
How high is vacancy risk in Wilbur, WA?
Wilbur, WA sees elevated vacancy, which is reasonable relative to the broader WA rental market.
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