Real Estate Investing in West Richland, Washington (99353)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99353 (West Richland, WA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 West Richland, WA (99353)?
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Market Analysis: 99353 West Richland
Investors eyeing 99353 need to respect the fundamentals at play. Home values of $499K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 99353 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 99353 among WA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 99353 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at West Richland's stable or hybrid ZIPs before stepping into 99353. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in West Richland:
Property Strategy for 99353
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $331,562 | $1,950 | 4.2% | +5.3% | $165,781 |
| 3BR | $441,807 | $2,630 | 4.3% | +5.2% | $147,269 |
| 4BR | $550,289 | $3,020 | 4.0% | +5.2% | $137,572 |
| 5BR | $637,427 | — | — | +5.3% | $127,485 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 99353 Compare?
| Metric | 99353 | West Richland | Kennewick-Richland, WA | Washington |
|---|---|---|---|---|
| Home Value | $498,905 | $498,905 | N/A | $591,536 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 5.9% |
| Avg Rent | $2,089 | $2,089 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 99353 (West Richland, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $498,905 |
| Monthly Rent | $2,089 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | -5.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 99353
Population: 18,702
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 99353
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
What approach is best for West Richland, WA real estate?
The best-fit strategy in West Richland, WA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What kind of tenants rent in West Richland, WA?
West Richland, WA offers a reliable renter base at the $2,089/mo rent level. Tenant turnover is reasonable for well-managed properties.
What are vacancy rates like in West Richland, WA?
Vacancy in West Richland, WA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,089/mo.
How expensive is real estate in West Richland, WA?
The median home value in West Richland, WA is roughly $499K. That puts it reasonable relative to the WA statewide average.
Is West Richland in WA worth investing in?
Our data puts West Richland, WA at 3.0/5 for investability. Home prices of $499K and rents around $2,089/mo create a solid backdrop for investor activity.
You know 99353 now. You don’t know where it ranks.
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How 99353 ranks in Kennewick-Richland, WA
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Community Ratings
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