Tacoma, WA — Rental Investment Analysis
🔴WEAK— appreciation play onlyCap Rate
3.4%
Below average
Monthly Cash Flow
-$1,241
After all expenses
Price-to-Rent
16.1
Overpriced for rent
DSCR
0.53
Fails
📊 Key Metrics
- Median Home Price
- $501,922
- Average Rent (3BR)
- $2,675/mo
- Price-to-Rent Ratio
- 16.1(high)
- 1% Rule
- 0.52%(fails — need 1%+)
- Cash-on-Cash Return
- -13.0%
- Vacancy Rate
- 8.0%
📈 Market Strength
- Unemployment Rate
- 5.2%(+0.9% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- +2% YoY
Assumptions Used
20% down, 7.000000000000001% rate, 30yr, 8% vacancy, 10% maintenance
Customize these numbers →Property Tax Rate
0.87%
of assessed value (WA avg)
Median Income
$82,228
household (WA avg)
Rent-to-Income
39%
Stretched
Section 8 Max Rent
$2,675/mo
3BR voucher payment
🏛️ WA Investor Climate
Landlord Friendly
5/10
State Income Tax
✅ None
Property Tax
0.87% effective
Population Trend
+2% (3yr)
📈 Population Movement (Tax Year 2021→2022)
Net Migration
+3,310 households
GROWING
Total Inflow
210,590
households moved in
Avg Income (New Residents)
$110,572
per household
Where they're coming from:
1.Clark Non-migrants, WA197,683 households · avg $110,630
2.Multnomah, OR3,202 households · avg $133,874
3.Washington, OR1,272 households · avg $109,866
4.Clackamas, OR900 households · avg $115,483
5.King, WA735 households · avg $120,475
Where residents are leaving to:
1.Clark Non-migrants, WA197,683 households
2.Multnomah, OR1,758 households
3.Cowlitz, WA1,120 households
4.Washington, OR654 households
5.Clackamas, OR535 households
💡 Strong net inflow suggests growing rental demand and upward pressure on rents.
🏘️ Best Zip Codes in Tacoma for Investors
All Zip Codes in Tacoma
| Zip | Cap Rate | Cash Flow | Home Price | Rent (3BR) | DSCR |
|---|---|---|---|---|---|
| 98418 | 4.6% | -$616 | $418,684 | $2,690/mo | 0.72 |
| 98402 | 4.6% | -$657 | $432,176 | $2,750/mo | 0.71 |
| 98409 | 4.4% | -$679 | $418,343 | $2,610/mo | 0.70 |
| 98408 | 4.3% | -$752 | $438,895 | $2,690/mo | 0.68 |
| 98323 | 3.6% | -$1,186 | $519,171 | $2,820/mo | 0.57 |
| 98444 | 3.6% | -$1,048 | $448,711 | $2,410/mo | 0.56 |
| 98405 | 3.5% | -$1,140 | $466,085 | $2,440/mo | 0.54 |
| 98422 | 3.4% | -$1,701 | $683,201 | $3,540/mo | 0.53 |
| 98422 | 3.4% | -$1,701 | $683,201 | $3,540/mo | 0.53 |
| 98303 | 3.2% | -$1,290 | $484,673 | $2,410/mo | 0.50 |
| 98407 | 3.2% | -$1,697 | $636,255 | $3,160/mo | 0.50 |
| 98404 | 3.2% | -$1,193 | $445,901 | $2,210/mo | 0.50 |
| 98092 | 2.9% | -$1,999 | $682,285 | $3,170/mo | 0.45 |
| 98406 | 2.5% | -$1,998 | $620,149 | $2,660/mo | 0.39 |
| 98465 | 2.4% | -$1,931 | $587,101 | $2,470/mo | 0.38 |
| 98403 | 1.4% | -$2,931 | $711,171 | $2,270/mo | 0.23 |