Real Estate Investing in Richland, Washington (99352)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99352 (Richland, WA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
What’s happening in Richland, WA (99352)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 99352 Richland
The 99352 ZIP covers a section of Richland that demands careful diligence. Prices near $503K look accessible, but the work to make a deal cash flow is real.
The investment case in 99352 is notable only for operators who understand what they are buying. A $503K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In practical terms, 99352 offers a low basis, the region around Richland has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 99352 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 99352 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Richland:
Property Strategy for 99352
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $298,178 | $1,760 | 4.2% | +6.1% | $149,089 |
| 3BR | $441,150 | $2,370 | 3.9% | +5.4% | $147,050 |
| 4BR | $566,055 | $2,730 | 3.5% | +5.5% | $141,514 |
| 5BR | $660,378 | — | — | +6.1% | $132,076 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 99352 Compare?
| Metric | 99352 | Richland | Kennewick-Richland, WA | Washington |
|---|---|---|---|---|
| Home Value | $503,290 | $462,800 | N/A | $591,536 |
| 5-Year CAGR | 3.5% | 3.7% | N/A | 5.9% |
| Avg Rent | $1,844 | $1,749 | N/A | - |
| Cap Rate | 2.9% | 3.0% | - | - |
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 99352 (Richland, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $503,290 |
| Monthly Rent | $1,844 |
| Price-to-Rent | 22.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 99352
Population: 36,641
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 99352
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 3,539 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong are rents in Richland, WA?
Investors in Richland, WA typically see rents near $1,844/mo per month against $503K home values - a solid setup for rental cash flow.
What is the smart move for investors in Richland, WA?
Most investors in Richland, WA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How does Richland, WA rate as a rental market?
Richland, WA scores 3.0/5 for investability. Home values sit at $503K and rents near $1,844/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How do landlord-tenant laws work in Richland, WA?
WA ranks as a tenant-protective state for landlord-tenant law. Richland generally follows the statewide framework, so landlords face reasonable operating rules.
What is the rental occupancy rate in Richland, WA?
Occupancy in Richland, WA runs reliable with elevated vacancy. Well-priced units at $1,844/mo lease on reasonable timelines.
You know 99352 now. You don’t know where it ranks.
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How 99352 ranks in Kennewick-Richland, WA
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