Real Estate Investing in Bothell, Washington (98012)
Should you buy in 98012 (Bothell, 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.
- High price-to-rent: Price-to-rent ratio 32.3 — hard to cash-flow at these prices.
What’s happening in Bothell, WA (98012)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98012 Bothell
ZIP 98012 in Bothell, WA carries a significant set of headwinds. Home values near $989K and rents of $2,556/mo sit inside a market where underwriting has to be tight.
Rent of $2,556/mo on a $989K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 98012 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Bothell have seen price recovery that 98012 has not matched. Snohomish County data supports the view that the spread is structural rather than temporary.
Who lives in 98012 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 98012 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 Bothell:
Property Strategy for 98012
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $311,821 | $2,310 | 5.3% | +6.1% | $311,821 |
| 2BR | $551,069 | $2,690 | 3.5% | +7.2% | $275,534 |
| 3BR | $867,132 | $3,520 | 2.9% | +8.7% | $289,044 |
| 4BR | $1,127,867 | $4,140 | 2.6% | +10.1% | $281,967 |
| 5BR | $1,285,555 | — | — | +11.0% | $257,111 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98012 Compare?
| Metric | 98012 | Bothell | Seattle-Tacoma-Bellevue, WA | Washington |
|---|---|---|---|---|
| Home Value | $989,273 | $1,056,678 | N/A | $591,536 |
| 5-Year CAGR | 6.8% | 6.6% | N/A | 5.9% |
| Avg Rent | $2,556 | $2,665 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 98012 (Bothell, WA). Anonymous, moderated, never written by AI.
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Property managers serving Snohomish County
Manage rentals here? List your business →inTrust Property Management offers HOA Management Services in King & Snohomish Counties. summary from their website
Haven Property Management is a full-service residential management company based in Federal Way, WA, covering the Greater Puget Sound area. summary from their website
Navigate Community Management provides community management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $989,273 |
| Monthly Rent | $2,556 |
| Price-to-Rent | 32.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +8.8% ▲ |
🏠 Rent Trends
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +4.6% ▲ |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (2.0%). 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 98012
Population: 76,123
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 98012
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 10,683 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Bothell, WA?
In Bothell, WA the median home value sits at $989K. Against the broader WA market, that reads as reasonable for most investors.
Is Bothell, WA a good market for buy-and-hold investors?
Investors tracking Bothell, WA will find a 3.0/5 rating supported by $989K median home values and $2,556/mo rents. That profile suits long-term holders targeting steady returns.
What is the typical renter like in Bothell, WA?
Bothell, WA offers a steady renter base at the $2,556/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Bothell, WA good for landlords?
Bothell, WA falls under WA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Does house hacking work in Bothell, WA?
House hacking in Bothell, WA is reasonable to execute. Prices around $989K and rents of $2,556/mo solid owner-occupant economics.
See what 98012 really looks like for investors
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