Real Estate Investing in Clarkston, Washington (99403)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 99403 (Clarkston, 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 Clarkston, WA (99403)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 99403 Clarkston
ZIP 99403 inside Asotin County looks affordable on the surface — median value of $350K — but the discount exists for reasons that a careful buyer should understand before committing.
The 99403 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader WA picture, 99403 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 99403 includes headwinds that any investor should price in. Income distribution skews lower than Clarkston averages, and tenant stability requires active management.
The 99403 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Clarkston:
Property Strategy for 99403
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $263,994 | $1,270 | 3.5% | +8.1% | $131,997 |
| 3BR | $356,680 | $1,770 | 3.6% | +7.3% | $118,893 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 99403 Compare?
| Metric | 99403 | Clarkston | Lewiston, ID-WA | Washington |
|---|---|---|---|---|
| Home Value | $349,979 | $349,979 | N/A | $591,536 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 5.9% |
| Avg Rent | $1,350 | $1,350 | N/A | - |
| Cap Rate | 3.0% | 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 99403 (Clarkston, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $349,979 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (3.0%). 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 99403
Population: 20,483
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 99403
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 1,008 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in Clarkston, WA?
Rents in Clarkston, WA run near $1,350/mo. Compared with median home prices of $350K that produces solid gross yields for typical rentals.
How expensive is real estate in Clarkston, WA?
In Clarkston, WA the median home value sits at $350K. Against the broader WA market, that reads as reasonable for most investors.
How high is vacancy risk in Clarkston, WA?
Clarkston, WA sees elevated vacancy, which is reasonable relative to the broader WA rental market.
What is the smart move for investors in Clarkston, WA?
Investors usually favor careful cash-flow rentals with hands-on management in Clarkston, WA. With home values at $350K and rents near $1,350/mo, other strategies can work but produce measured rather than outsized returns.
How does Clarkston, WA stack up for property investment?
The 3.0/5 investability rating in Clarkston, WA reflects its $350K prices and $1,350/mo rents. Investors generally consider it a solid option within WA.
You know 99403 now. You don’t know where it ranks.
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How 99403 ranks in Lewiston, ID-WA
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