Real Estate Investing in Vancouver, Washington (98682)
Should you buy in 98682 (Vancouver, 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 Vancouver, WA (98682)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98682 Vancouver
The 98682 ZIP in Vancouver, WA is a local-operator market. Outside capital chasing a $503K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 98682 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader WA picture, 98682 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 98682 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 98682 is an operator game, not a passive one. Put differently, entry prices of $503K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Vancouver:
Property Strategy for 98682
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $304,198 | $1,860 | 4.4% | +4.8% | $152,099 |
| 3BR | $464,321 | $2,530 | 3.9% | +5.6% | $154,774 |
| 4BR | $562,282 | $3,010 | 3.9% | +5.9% | $140,571 |
| 5BR | $676,661 | — | — | +6.4% | $135,332 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98682 Compare?
| Metric | 98682 | Vancouver | Washington |
|---|---|---|---|
| Home Value | $503,079 | $511,284 | $591,536 |
| 5-Year CAGR | 4.1% | 4.1% | 5.9% |
| Avg Rent | $1,729 | $1,894 | - |
| Cap Rate | 2.7% | 2.9% | - |
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 98682 (Vancouver, WA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 98682 (Vancouver, WA)?
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Property managers serving Clark County
Manage rentals here? List your business →Blue Key Property Management offers expert property management services for single-family home rentals, duplexes, condos, and townhouses in Vancouver, WA and Portland, OR. summary from their website
Dove Property Management provides full-service property management in Vancouver, WA, specializing in single-family homes, townhouses, condominiums, plexes, and multi-family apartment communities. summary from their website
Pac1 Realty, LLC is a commercial real estate firm in Southwest Washington offering agency leasing, tenant representation, sales, and property 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 | $503,079 |
| Monthly Rent | $1,729 |
| Price-to-Rent | 24.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +3.3% ▲ |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (2.7%). 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 98682
Population: 67,297
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 98682
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 6,297 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does house hacking work in Vancouver, WA?
House hacking in Vancouver, WA is a challenging. With home values around $503K and rents at $1,729/mo, owner-occupants can offset a meaningful share of PITI.
Are eviction rules reasonable in Vancouver, WA?
The landlord environment in Vancouver, WA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Are tenants stable in Vancouver, WA?
Tenant demand in Vancouver, WA is solid. The local workforce $1,729/mo rents across most rental classes.
What kind of vacancy should I budget for in Vancouver, WA?
Vancouver, WA carries elevated vacancy risk. Expect stable absorption at market rents of $1,729/mo.
How much is rent in Vancouver, WA?
Investors in Vancouver, WA typically see rents near $1,729/mo per month against $503K home values - a solid setup for rental cash flow.
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