Is Cowlitz County, WA good for real estate investing?

Cowlitz County has an investment score of 44/100, rated as "Avoid". The county ranks #902 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Cowlitz County is 4.30% annually, which ranks in the 10th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Cowlitz?

The median home price in Cowlitz County is $410,147. This ranks #820 in affordability among all US counties.

Can you cash flow on rental properties in Cowlitz?

Based on median values with 20% down at current rates, a typical rental in Cowlitz County would generate negative cash flow of $1,196/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Cowlitz County

WashingtonPopulation: 110,621

/100

Avoid

#902 of 1,000 counties

#27 in Washington (39 counties)

Market Snapshot

$410,147

Median Home Price

50% above national median

$1,468/mo

Median Rent

2% below national median

4.30%

Rent-to-Price Ratio

Top 90% nationally

-$1,196

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$410,147

Down Payment (20%)$82,029

Loan Amount$328,118

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,468

Monthly P&I-$2,150

Est. Expenses (35%)-$514

Net Cash Flow-$1,196/mo

2.8%

Cap Rate (all cash)

-15.2%

Cash-on-Cash Return

4.30%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.8% 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

44/100

Cash Flow(30%)

34/100

Based on 4.30% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

48/100

Based on -0.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

43/100

Price-to-income ratio of 5.8x. 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 (4.30%)
-Declining home values (-0.3% YoY)
-Negative cash flow at typical financing (-$1,196/mo)
-Negative leverage (cap rate 2.8% < mortgage rate 6.9%)

Economic Indicators

Population

110,621

Median Income

$70,912

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

5.8x

Less affordable

Compare to Nearby Counties

County					Verdict
SkagitWA	45	$570,386	$2,068	4.35%	Hold	View
ClallamWA	45	$486,379	$1,819	4.49%	Hold	View
CurrentCowlitzWA	44	$410,147	$1,468	4.30%	Avoid
SpokaneWA	44	$412,282	$1,510	4.39%	Avoid	View
PierceWA	42	$555,177	$1,957	4.23%	Avoid	View
ClarkWA	42	$537,646	$1,898	4.24%	Avoid	View

The Bottom Line

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

Cowlitz County in Washington scores 44/100, ranking #902 of 1,000 US counties (top 90%). The 4.30% 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

$-1,196/mo

Cap Rate

2.8%

Cash-on-Cash

-15.2%

Ready to Analyze a Deal in Cowlitz?

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$410,147

Down Payment (20%)$82,029

Loan Amount$328,118

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,468

Monthly P&I-$2,150

Est. Expenses (35%)-$514

Net Cash Flow-$1,196/mo

2.8%

Cap Rate (all cash)

-15.2%

Cash-on-Cash Return

4.30%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.8% 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

44/100

Cash Flow(30%)

34/100

Based on 4.30% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

48/100

Based on -0.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

43/100

Price-to-income ratio of 5.8x. Lower ratios indicate more affordable markets.

County

Verdict

SkagitWA

$570,386

$2,068

4.35%

Hold

View

ClallamWA

$486,379

$1,819

4.49%

Hold

View

CurrentCowlitzWA

$410,147

$1,468

4.30%

Avoid

SpokaneWA

$412,282

$1,510

4.39%

Avoid

View

PierceWA

$555,177

$1,957

4.23%

Avoid

View

ClarkWA

$537,646

$1,898

4.24%

Avoid

View

The Bottom Line

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

Monthly Cash Flow

$-1,196/mo

Cap Rate

2.8%

Cash-on-Cash

-15.2%