Is Kittitas County, WA good for real estate investing?

Kittitas County has an investment score of 37/100, rated as "Avoid". The county ranks #976 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Kittitas?

The rent-to-price ratio in Kittitas County is 3.69% annually, which ranks in the 2th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Kittitas?

The median home price in Kittitas County is $483,806. This ranks #894 in affordability among all US counties.

Can you cash flow on rental properties in Kittitas?

Based on median values with 20% down at current rates, a typical rental in Kittitas County would generate negative cash flow of $1,568/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Kittitas County

WashingtonPopulation: 44,424

/100

Avoid

#976 of 1,000 counties

#36 in Washington (39 counties)

Market Snapshot

$483,806

Median Home Price

77% above national median

$1,489/mo

Median Rent

1% below national median

3.69%

Rent-to-Price Ratio

Top 98% nationally

-$1,568

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$483,806

Down Payment (20%)$96,761

Loan Amount$387,045

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,489

Monthly P&I-$2,536

Est. Expenses (35%)-$521

Net Cash Flow-$1,568/mo

2.4%

Cap Rate (all cash)

-16.9%

Cash-on-Cash Return

3.69%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.4% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

37/100

Cash Flow(30%)

25/100

Based on 3.69% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

47/100

Based on -0.7% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

28/100

Price-to-income ratio of 7.2x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (3.69%)
-Declining home values (-0.7% YoY)
-Negative cash flow at typical financing (-$1,568/mo)
-Negative leverage (cap rate 2.4% < mortgage rate 6.9%)

Economic Indicators

Population

44,424

Median Income

$66,800

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

7.2x

Less affordable

Compare to Nearby Counties

County					Verdict
ChelanWA	40	$526,792	$1,747	3.98%	Avoid	View
WhatcomWA	40	$600,648	$2,018	4.03%	Avoid	View
IslandWA	39	$623,534	$2,015	3.88%	Avoid	View
CurrentKittitasWA	37	$483,806	$1,489	3.69%	Avoid
SnohomishWA	37	$739,453	$2,150	3.49%	Avoid	View
KingWA	34	$841,149	$2,267	3.23%	Avoid	View

The Bottom Line

AvoidKittitas may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Kittitas County in Washington scores 37/100, ranking #976 of 1,000 US counties (top 97%). The 3.69% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-1,568/mo

Cap Rate

2.4%

Cash-on-Cash

-16.9%

Ready to Analyze a Deal in Kittitas?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$483,806

Down Payment (20%)$96,761

Loan Amount$387,045

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,489

Monthly P&I-$2,536

Est. Expenses (35%)-$521

Net Cash Flow-$1,568/mo

2.4%

Cap Rate (all cash)

-16.9%

Cash-on-Cash Return

3.69%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.4% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

37/100

Cash Flow(30%)

25/100

Based on 3.69% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

47/100

Based on -0.7% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

28/100

Price-to-income ratio of 7.2x. Lower ratios indicate more affordable markets.

County

Verdict

ChelanWA

$526,792

$1,747

3.98%

Avoid

View

WhatcomWA

$600,648

$2,018

4.03%

Avoid

View

IslandWA

$623,534

$2,015

3.88%

Avoid

View

CurrentKittitasWA

$483,806

$1,489

3.69%

Avoid

SnohomishWA

$739,453

$2,150

3.49%

Avoid

View

KingWA

$841,149

$2,267

3.23%

Avoid

View

The Bottom Line

AvoidKittitas may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Monthly Cash Flow

$-1,568/mo

Cap Rate

2.4%

Cash-on-Cash

-16.9%