Real Estate Investing in Dayton, Washington (99328)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99328 (Dayton, 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: 17.1% 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 Dayton, WA (99328)?
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Market Analysis: 99328 Dayton
ZIP 99328 in Dayton, WA carries a durable set of headwinds. Home values near $281K and rents of $1,206/mo sit inside a market where underwriting has to be tight.
The investment case in 99328 is durable only for operators who understand what they are buying. A $281K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Dayton have seen price recovery that 99328 has not matched. Columbia County data supports the view that the spread is structural rather than temporary.
Employment concentration in 99328 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 99328 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Dayton:
Market Trends
Home Value History (with trend line)
📊 How Does 99328 Compare?
| Metric | 99328 | Dayton | Washington |
|---|---|---|---|
| Home Value | $280,745 | $280,745 | $591,536 |
| 5-Year CAGR | 3.7% | 3.7% | 5.9% |
| Avg Rent | $1,206 | $1,206 | - |
| Cap Rate | 3.4% | 3.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 99328 (Dayton, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,745 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (3.4%). 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 99328
Population: 3,595
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 99328
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
How much should I expect to pay for a home in Dayton, WA?
Dayton, WA home values average about $281K. That price point suits investors targeting rentals with $1,206/mo in monthly income.
Is real estate in Dayton, WA a good investment right now?
Investors tracking Dayton, WA will find a 3.0/5 rating supported by $281K median home values and $1,206/mo rents. That profile suits long-term holders targeting steady returns.
How deep is the rental pool in Dayton, WA?
Dayton, WA draws a even-keeled base of working renters. Demand at the $1,206/mo rent level is reasonable for standard single-family and small multi rentals.
How tight is the rental market in Dayton, WA?
Dayton, WA sees elevated vacancy, which is reasonable relative to the broader WA rental market.
Is Dayton, WA landlord-friendly?
The landlord environment in Dayton, WA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 99328 now. You don’t know where it ranks.
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