Longview, WA
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
expensive
Price to income
5.04×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Washington
- 5.13×-0.09
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
23.9%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Washington
- 24.7%-0.9
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
3.08%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Washington
- 3.13%
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.68%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Washington
- 0.25%+0.43
- vs U.S.
- 0.03%+0.65
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
2.24
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Washington
- 4.97
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
6.2%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Washington
- 5.5%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+42.7%
homeValues.yearOverYear
+4.6%
Median home value
$367,400
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,199 | $14,388 | 19.7% |
| 2 BR | $1,451 | $17,412 | 23.9% |
| 3 BR | $2,018 | $24,216 | 33.2% |
Labor market direction
Unemployment
6.2%
Median household income
$72,932
What's being built
Total TTM
248
Single-family
236
2–4 unit
12
5+ unit
0
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Cowlitz County | 110,621 | $367,400 | $72,932 | 248 | -5.7% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Longview | 110,621 | $72,932 | 5.04× | 3.08% | +42.7% | 2.24 | 6.2% |
| Michigan City-La Porte, IN | 112,215 | $70,452 | — | — | +59.7% | — | 3.1% |
| Fond du Lac, WI | 104,027 | $73,154 | — | — | +63.7% | — | 2.7% |
| Sheboygan, WI | 117,741 | $71,898 | — | — | +65.9% | — | 2.6% |
| Kankakee, IL | 107,421 | $68,325 | — | — | +49.7% | — | 6.7% |
| Mankato, MN | 103,402 | $74,722 | — | — | +39.9% | — | 3.5% |
Where people are moving in from
Net migration
+754
+0.68% of population
| Origin county | Tax returns |
|---|---|
| Clark County, WA | 1,120 |
| Multnomah County, OR | 180 |
| Lewis County, WA | 129 |
| Columbia County, OR | 121 |
| King County, WA | 104 |
| Washington County, OR | 98 |
Who lives in Longview
- Median age
- 41
- Bachelor's+
- 17.0%
- Owner-occupancy
- 66.2%
- Vacancy rate
- 5.4%
- Rent burdened (30%+)
- 46.9%
- Median household income
- $72,932
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.