Real Estate Investing in Richland, Washington (99354)
Should you buy in 99354 (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 Richland, WA (99354)?
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Market Analysis: 99354 Richland
The 99354 ZIP covers a section of Richland that demands careful diligence. Prices near $422K look accessible, but the work to make a deal cash flow is real.
In practical terms, the numbers look inviting — $422K purchase price, 0.0% nominal cap — the work to hit that pro forma in 99354 is substantial and deserves full respect.
Within WA, ZIP 99354 trails on several market indicators that neighboring Benton County submarkets outperform. The gap is real and healthy enough to shape underwriting.
From an investor standpoint, 25,577 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 99354 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Richland:
Property Strategy for 99354
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $284,905 | $1,610 | 4.1% | +6.1% | $142,452 |
| 3BR | $385,469 | $2,170 | 4.1% | +5.4% | $128,490 |
| 4BR | $466,515 | $2,500 | 3.9% | +5.4% | $116,629 |
| 5BR | $500,567 | — | — | +5.5% | $100,113 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 99354 Compare?
| Metric | 99354 | Richland | Kennewick-Richland, WA | Washington |
|---|---|---|---|---|
| Home Value | $421,937 | $461,626 | N/A | $591,536 |
| 5-Year CAGR | 4.7% | 4.5% | N/A | 5.9% |
| Avg Rent | $1,549 | $1,717 | N/A | - |
| Cap Rate | 2.9% | 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 99354 (Richland, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $421,937 |
| Monthly Rent | $1,549 |
| Price-to-Rent | 22.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | -7.7% ▼ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) 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 99354
Population: 25,577
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
🎓 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 monthly rent should investors expect in Richland, WA?
Richland, WA rentals go for roughly $1,549/mo a month. That puts gross yield in solid territory relative to $422K acquisition costs.
Are eviction rules reasonable in Richland, WA?
Rental owners in Richland, WA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What is the investability score for Richland, WA?
The 3.0/5 investability rating in Richland, WA reflects its $422K prices and $1,549/mo rents. Investors generally consider it a solid option within WA.
Are there empty rentals in Richland, WA?
Richland, WA carries elevated vacancy risk. Expect measured absorption at market rents of $1,549/mo.
What is the best play in Richland, WA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Richland, WA. The numbers - $422K homes against $1,549/mo rents - support that play.
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