Real Estate Investing in Walla Walla, Washington (99362)
Should you buy in 99362 (Walla Walla, 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 Walla Walla, WA (99362)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 99362 Walla Walla
ZIP 99362 in Walla Walla, WA carries a resilient set of headwinds. Home values near $420K and rents of $1,497/mo sit inside a market where underwriting has to be tight.
Looking more closely, the numbers look inviting — $420K purchase price, 0.0% nominal cap — the work to hit that pro forma in 99362 is substantial and deserves full respect.
Statewide comparisons place 99362 among WA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 99362 includes headwinds that any investor should price in. Income distribution skews lower than Walla Walla averages, and tenant stability requires active management.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Walla Walla:
Property Strategy for 99362
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $215,701 | $1,230 | 4.1% | +7.4% | $215,701 |
| 2BR | $291,766 | $1,610 | 4.0% | +7.4% | $145,883 |
| 3BR | $426,328 | $2,200 | 3.7% | +7.4% | $142,109 |
| 4BR | $517,172 | $2,700 | 3.8% | +7.7% | $129,293 |
| 5BR | $603,260 | — | — | +7.9% | $120,652 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 99362 Compare?
| Metric | 99362 | Walla Walla | Walla Walla, WA | Washington |
|---|---|---|---|---|
| Home Value | $419,710 | $419,710 | N/A | $591,536 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 5.9% |
| Avg Rent | $1,497 | $1,497 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 99362 (Walla Walla, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $419,710 |
| Monthly Rent | $1,497 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (2.8%). 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 99362
Population: 42,794
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 99362
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 1,482 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much is rent in Walla Walla, WA?
Average rent in Walla Walla, WA is approximately $1,497/mo per month. Against $420K home values that yields a reasonable rent-to-price ratio.
What is the best play in Walla Walla, WA?
The best-fit strategy in Walla Walla, WA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are there empty rentals in Walla Walla, WA?
Vacancy risk in Walla Walla, WA is elevated. That supports reliable cash flow for typical rental holds.
How strict are landlord regulations in Walla Walla, WA?
Walla Walla, WA falls under WA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How does Walla Walla, WA rate as a rental market?
Investors tracking Walla Walla, WA will find a 3.0/5 rating supported by $420K median home values and $1,497/mo rents. That profile suits long-term holders targeting consistent returns.
See what 99362 really looks like for investors
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Community Ratings
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