Real Estate Investing in Mattawa, Washington (99349)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99349 (Mattawa, 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: 16.0% 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 31.8 — 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 Mattawa, WA (99349)?
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Market Analysis: 99349 Mattawa
On balance, ZIP 99349 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $450K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $450K asset, 99349 is the wrong submarket. If the plan prices in friction, the yield can still work.
Meanwhile, 99349 offers a low basis, the region around Mattawa has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 99349 includes headwinds that any investor should price in. Income distribution skews lower than Mattawa averages, and tenant stability requires active management.
Distressed ZIPs reward experience. significant returns are possible in 99349, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Mattawa:
Property Strategy for 99349
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $367,008 | $1,310 | 2.6% | +10.7% | $183,504 |
| 3BR | $463,892 | $1,820 | 2.8% | +9.0% | $154,631 |
Market Trends
Home Value History (with trend line)
📊 How Does 99349 Compare?
| Metric | 99349 | Mattawa | Moses Lake, WA | Washington |
|---|---|---|---|---|
| Home Value | $449,574 | $449,574 | N/A | $591,536 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 5.9% |
| Avg Rent | $1,179 | $1,179 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
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 99349 (Mattawa, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $449,574 |
| Monthly Rent | $1,179 |
| Price-to-Rent | 31.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 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 (2.1%). 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 99349
Population: 8,098
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 99349
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
Is vacancy a concern in Mattawa, WA?
Mattawa, WA carries elevated vacancy risk. Expect stable absorption at market rents of $1,179/mo.
Is Mattawa in WA worth investing in?
Mattawa, WA stands at an investability rating of 3.0/5, with median home values near $450K and average rents around $1,179/mo. That combination puts it in the substantial tier for investor interest.
What kind of tenants rent in Mattawa, WA?
Working renters make up the core of the Mattawa, WA tenant base. The pool is reasonable for investors targeting long-term holds.
How strict are landlord regulations in Mattawa, WA?
Landlord-friendliness in Mattawa, WA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What real estate strategy is ideal for Mattawa, WA?
In Mattawa, WA the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $450K prices and $1,179/mo rents suits that approach.
You know 99349 now. You don’t know where it ranks.
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How 99349 ranks in Moses Lake, WA
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