Key Takeaways

  • Three Factors for Evaluating a Rental Market: When buying rental property in Washington state, prioritize markets with a high rental yield, a growing population driving housing demand, and a stable economy that supports consistent renter income and low vacancy risk.
  • Top Markets by Rental Yield: Puyallup leads Washington state with a 5.18% median rental yield, well above the statewide median of 4.28%, followed by Moses Lake (4.66%) and Tacoma (4.40%), making these three cities the strongest performers on a returns basis.
  • Affordable Entry Points Exist: Cities like Yakima, Spokane, and Spokane Valley offer median home prices under $450,000 combined with renter populations above the state average, making them accessible options for first-time rental investors.
  • DSCR Loans Are Well-Suited for Washington Rental Investments: ABL’s DSCR loan program qualifies borrowers based on a property’s estimated rental income rather than personal income, removing DTI cap constraints and making it easier to act quickly in competitive markets.

If you’re looking to buy rental property in Washington state, it’s worth comparing different cities and markets. After all, some offer better potential returns than others. 

At ABL, we’ve helped finance rental properties statewide with our DSCR rental loan program. As a result, we know what makes for a good rental market and how to choose one for investing.

What to Look for in a Washington State Rental Market

When choosing a Washington state rental market, there are three important factors to consider:

Rental Yield

Rental yield is a property’s annual rental income as a percentage of its market value. For example, a $300,000 property with an annual rent of $10,000 would have a rental yield of 3.33% ($10,000 / $300,000). The higher the median rental yield, the more profitable the market. 

Growing Population

A growing population indicates growing housing demand. This can put upward pressure on rents, thereby raising rental yields and property values. All else equal, a market with a growing population is better for rental investments.

Stable Economy

A stable economy supports local jobs, attracts potential renters, and boosts the financial stability of existing renters (so they’re less likely to miss rent payments). Always aim for a rental market with a strong economy.

Here are the top ten cities in Washington state for buying rental property:

1. Puyallup

Median home price $600,950
Median monthly rent $2,592
Median rental yield 5.18%

Puyallup is a suburb with a population of about 42,500. It’s considered a popular bedroom community for people working in nearby Tacoma and Seattle. It also has one of the highest rental yields (5.18%) compared to other WA cities (the statewide median rental yield is 4.28%). 

2. Moses Lake

Median home price $399,450
Median monthly rent $1,550
Median rental yield 4.66%

Moses Lake is a small city named after the largest natural body of fresh water in Grant County. Its population grew from 25,355 in 2020 to 26,969 in 2024, a 6.4% increase. The city also has a relatively high median rental yield of 4.66%, partly thanks to its relatively low home prices.

3. Tacoma

Median home price $520,000
Median monthly rent $1,908
Median rental yield 4.40%

Tacoma is the third most populous city in Washington state, with over 228,000 residents. It also has a relatively high percentage of renters (44.2% compared to a state average of 36.2%). This means rental demand is particularly high here. 

4. Olympia

Median home price $579,950
Median monthly rent $2,095
Median rental yield 4.33%

Olympia is the capital of Washington state and is located at the southern end of Puget Sound. It has a rich history, a few colleges, and many outdoor recreation opportunities that attract young renters. As a result, offering student housing rentals can be a great strategy.

5. Seattle

Median home price $765,000
Median monthly rent $2,732
Median rental yield 4.29%

Seattle is Washington state’s most populous city with about 781,000 residents. Between 2020 and 2024, the city’s population also grew by 6.0%. Part of what makes Seattle a great rental market is its large tech hub that’s home to companies like Amazon, Microsoft, and Zillow.

6. Kennewick

Median home price $451,425
Median monthly rent $1,597
Median rental yield 4.25%

Located on the southwest bank of the Columbia River, Kennewick is a city with a population of about 87,000. It’s considered the largest of the Tri-Cities communities. Major employers in the city include Battelle/PNNL, Kadlec Regional Medical Center, and Tyson Foods.

7. Yakima

Median home price $425,000
Median monthly rent $1,497
Median rental yield 4.23%

Yakima is located in south-central Washington and has a population of about 97,000. Compared to the rest of the state, homes are relatively affordable, and the share of renters is relatively large (46.2%). This makes Yakima a good entry market for first-time rental investors. 

8. Spokane

Median home price $418,600
Median monthly rent $1,425
Median rental yield 4.09%

Located along the Washington-Montana border, Spokane is the second most populous city in the state with about 230,000 residents. It also has the most affordable homes on our list, with a median home price of $418,600.

9. Bellingham

Median home price $625,000
Median monthly rent $2,095
Median rental yield 4.02%

Bellingham is a mid-size city with about 96,000 residents just north of Seattle. Though median home prices are relatively high ($625,000), the percentage of renters (55.4%), coupled with its recent population growth, makes it a strong rental market. 

10. Spokane Valley

Median home price $450,000
Median monthly rent $1,505
Median rental yield 4.01%

Spokane Valley is the largest suburb of Spokane with 108,000 residents. Between 2020 and 2024, its population grew by 5.0%, indicating increased housing demand from newcomers. Investors who enter the market now may benefit from continued growth. 

Get a DSCR Loan from ABL to Fund Your Next Rental Investment

If you’re ready to invest in one of Washington’s rental markets, ABL can help. Our DSCR loans offer fast, flexible financing to help you close deals before your competition does. 

Instead of qualifying you based on your personal income, we qualify you based on the property’s estimated rental income. That way, you don’t have to worry about irregular income or debt-to-income (DTI) caps. Pre-qualify for a rental loan today!


Methodology:

  • The top Washington state rental markets were determined by ranking 15 of Washington’s biggest cities by median rental yield.
  • Median home prices and median monthly rents taken from Realtor.com® Economic Research. Median rental yield is derived by multiplying median monthly rent by 12 to arrive at median annual rent and dividing this by the median home price.
  • Population data and percentage of renters taken from the U.S. Census Bureau.

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