Get your money's worth in Eastern Washington

[Jeremy Lemm]

Here are the top 5 counties in Eastern Washington for investment properties based on a combination of relative property prices and rental prices, with the most recent data available (primarily from Realtor.com for late 2025). Counties are ranked by offering a balance of affordability and solid rent potential — key for strong investment yields:

1. Spokane County

• Median Purchase Price: ~$435,000

• Median Rent: ~$1,550/month

• Why It’s Good: One of the largest rental markets in Eastern WA with steady demand from education, healthcare, and regional employment. Lower price relative to coastal markets keeps investment entry moderate.

2. Benton County

• Median Purchase Price: ~$449,875

• Median Rent: ~$2,195/month

• Why It’s Good: The Tri‑Cities (Kennewick, Richland) command higher rents, boosting yields. Strong regional economy and demand help keep vacancies low — great for long‑term rental income.

3. Franklin County

• Median Purchase Price: ~$449,950

• Median Rent: ~$1,995/month

• Why It’s Good: Very similar pricing to Benton County but often slightly lower entry cost with strong rental demand from Pasco and surrounding areas — commonly attractive for investors targeting stable long‑term rentals.

4. Walla Walla County

• Median Purchase Price: ~$449,995

• Median Rent: ~$1,560/month

• Why It’s Good: Historic and agricultural city with lower property cost than major metros yet still rents that support investment. A bit smaller market than Spokane or Tri‑Cities, but still solid for buy‑and‑hold strategies.

5. Yakima County

• Median Purchase Price: ~$364,300

• Median Rent: ~$1,725/month

• Why It’s Good: One of the lowest purchase prices among major Eastern WA counties — and rents above $1,700/mo help boost typical yields. Agriculture and regional jobs underlie steady rental demand.

Snapshot Comparison (Median Values)

County	Median Purchase Price	Median Rent/Month
Spokane	~$435,000	~$1,550
Benton	~$449,875	~$2,195
Franklin	~$449,950	~$1,995
Walla Walla	~$449,995	~$1,560
Yakima	~$364,300	~$1,725

Investment Insight

• Spokane County is ideal for volume & population growth rentals.

• Benton & Franklin (Tri‑Cities region) deliver higher rents, often improving cash flow relative to price.

• Yakima County offers lowest entry price — attractive for higher cap rate potential.

• Walla Walla County adds diversity with a regional college town and historic core.

Rental yield is estimated as:

Rental Yield (%)=Annual Rent Income Purchase Price×100\text{Rental Yield (\%)} = \frac{\text{Annual Rent Income}}{\text{Purchase Price}} \times 100Rental Yield (%)=Purchase Price Annual Rent Income​×100

Assuming the median rents above for a typical 12-month rental income.

1. Spokane County

• Median Purchase Price: ~$435,000

• Median Rent: ~$1,550/month → ~$18,600/year

• Approx. Rental Yield: ~4.3%

• Investment Appeal: Spokane offers a mix of urban and suburban properties with steady rental demand from universities, healthcare, and regional employment. Affordable purchase prices and stable rent make it a solid buy-and-hold market.

2. Benton County (Tri‑Cities: Kennewick, Richland)

• Median Purchase Price: ~$449,875

• Median Rent: ~$2,195/month → ~$26,340/year

• Approx. Rental Yield: ~5.8%

• Investment Appeal: Strong rental demand driven by local jobs in healthcare, energy, and technology. Higher rents relative to property prices give investors better cash flow and potential returns.

3. Franklin County (Tri‑Cities: Pasco)

• Median Purchase Price: ~$449,950

• Median Rent: ~$1,995/month → ~$23,940/year

• Approx. Rental Yield: ~5.3%

• Investment Appeal: Similar to Benton County but slightly lower rents and costs. Offers stable, long-term rental demand with lower vacancy risk.

4. Walla Walla County

• Median Purchase Price: ~$449,995

• Median Rent: ~$1,560/month → ~$18,720/year

• Approx. Rental Yield: ~4.2%

• Investment Appeal: Historic and agricultural area with moderate property prices. Steady rental market from local employment and Washington State University branch students.

5. Yakima County

• Median Purchase Price: ~$364,300

• Median Rent: ~$1,725/month → ~$20,700/year

• Approx. Rental Yield: ~5.7%

• Investment Appeal: Lowest entry cost among major Eastern WA counties. Steady agricultural and regional employment supports consistent rental demand, giving investors a relatively high yield.

Snapshot Comparison

County	Median Purchase Price	Median Rent/Year	Approx. Rental Yield
Spokane	$435,000	$18,600	4.3%
Benton	$449,875	$26,340	5.8%
Franklin	$449,950	$23,940	5.3%
Walla Walla	$449,995	$18,720	4.2%
Yakima	$364,300	$20,700	5.7%

💡 Investor Takeaways:

• Highest potential yields: Benton (~5.8%) and Yakima (~5.7%)

• Best balance of affordability + rental demand: Spokane and Yakima

• Lower yields but stable markets: Walla Walla and Spokane — good for conservative investors prioritizing steady occupancy.

• **All data pulled from realtor.com**