Real Estate Investing in Benton City, Washington (99320)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99320 (Benton City, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 27.4 — 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 Benton City, WA (99320)?
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Market Analysis: 99320 Benton City
The 99320 ZIP covers a section of Benton City that demands careful diligence. Prices near $437K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $437K asset, 99320 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 99320 and stronger Benton City ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 99320 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Benton City's stable or hybrid ZIPs before stepping into 99320. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Benton City:
Property Strategy for 99320
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $290,017 | $1,480 | 3.7% | — | $145,008 |
| 3BR | $392,470 | $1,990 | 3.7% | +6.3% | $130,823 |
| 4BR | $546,878 | $2,300 | 3.0% | +6.4% | $136,719 |
Market Trends
Home Value History (with trend line)
📊 How Does 99320 Compare?
| Metric | 99320 | Benton City | Kennewick-Richland, WA | Washington |
|---|---|---|---|---|
| Home Value | $437,245 | $437,245 | N/A | $591,536 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 5.9% |
| Avg Rent | $1,332 | $1,332 | N/A | - |
| 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 99320 (Benton City, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $437,245 |
| Monthly Rent | $1,332 |
| Price-to-Rent | 27.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 99320
Population: 10,157
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 99320
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
Which real estate strategy fits Benton City, WA?
For Benton City, WA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is the tenant base reliable in Benton City, WA?
Tenant quality in Benton City, WA ranks as solid. Landlords generally report reliable occupancy at market rents of $1,332/mo.
Where do rents currently stand in Benton City, WA?
Expect rents around $1,332/mo per month in Benton City, WA. With home values at $437K, the yield math works out to reasonable levels for rental investors.
Can I live-in-and-rent in Benton City, WA?
Benton City, WA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,332/mo rent level.
Do rentals sit vacant long in Benton City, WA?
Benton City, WA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 99320 now. You don’t know where it ranks.
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How 99320 ranks in Kennewick-Richland, WA
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