Real Estate Investing in Waitsburg, Washington (99361)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99361 (Waitsburg, 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: 13.9% 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 Waitsburg, WA (99361)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 99361 Waitsburg
ZIP 99361 inside Walla Walla County looks affordable on the surface — median value of $379K — but the discount exists for reasons that a careful buyer should understand before committing.
From an investor standpoint, the numbers look inviting — $379K purchase price, 0.0% nominal cap — the work to hit that pro forma in 99361 is substantial and deserves full respect.
On the rental side, 99361 offers a low basis, the region around Waitsburg has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A solid renter share of 34% in 99361 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Waitsburg's stable or hybrid ZIPs before stepping into 99361. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Waitsburg:
Property Strategy for 99361
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $274,440 | $1,440 | 3.8% | +7.1% | $137,220 |
| 3BR | $387,633 | $1,960 | 3.6% | +7.0% | $129,211 |
Market Trends
Home Value History (with trend line)
📊 How Does 99361 Compare?
| Metric | 99361 | Waitsburg | Walla Walla, WA | Washington |
|---|---|---|---|---|
| Home Value | $379,403 | $379,403 | N/A | $591,536 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 5.9% |
| Avg Rent | $1,296 | $1,296 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 99361 (Waitsburg, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $379,403 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 24.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (2.7%). 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 99361
Population: 1,800
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 99361
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,482 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Waitsburg, WA?
Waitsburg, WA median home values land near $379K. That is reasonable territory for investors looking at $1,296/mo-per-month rentals.
Is Waitsburg, WA good for landlords?
WA law tenant-protective for landlords, and Waitsburg inherits those rules. Investors should still review local ordinances for rental licensing.
What kind of tenants rent in Waitsburg, WA?
Waitsburg, WA draws a steady base of working renters. Demand at the $1,296/mo rent level is reasonable for standard single-family and small multi rentals.
Is Waitsburg, WA suited for a house hack?
The house hack math a challenging in Waitsburg, WA. Owner-occupant buyers benefit from the $1,296/mo rents and $379K home values.
How tight is the rental market in Waitsburg, WA?
Expect elevated vacancy in Waitsburg, WA. Rents at $1,296/mo are absorbed by the tenant base without meaningful lag.
You know 99361 now. You don’t know where it ranks.
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How 99361 ranks in Walla Walla, WA
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