Seattle-Tacoma-Bellevue, WA · Washington
Pierce County
ZIP 98409
924,106 residents4,119 permits TTM$96,632 median HHI57 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$484,400
ACS 5-Year
Cap rate proxy
6.2%
FMR × 0.65 ÷ Home Value
Rent-to-income
21.4%
HUD FMR ÷ ACS HHI
Net migration
+2.71%
IRS SOI
Permits (TTM)
4,119
Census BPS
Climate risk
98.5
FEMA NRI (0–100)
ZIP 98409
Median home value
—
Gross yield
—
Buy Box score
0.4
Section 8 gap
—
Affordability
P/I: 4.2R/I: 21.0%
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown57 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 98433 | — | — | — | 0.6 | — |
| 98439 | — | — | — | 0.6 | — |
| 98387 | — | — | — | 0.6 | — |
| 98360 | — | — | — | 0.5 | — |
| 98418 | — | — | — | 0.5 | — |
| 98303 | — | — | — | 0.5 | — |
| 98404 | — | — | — | 0.4 | — |
| 98409 | — | — | — | 0.4 | — |
| 98349 | — | — | — | 0.4 | — |
| 98402 | — | — | — | 0.4 | — |
| 98375 | — | — | — | 0.4 | — |
| 98327 | — | — | — | 0.3 | — |
| 98408 | — | — | — | 0.3 | — |
| 98443 | — | — | — | 0.3 | — |
| 98328 | — | — | — | 0.3 | — |
| 98329 | — | — | — | 0.3 | — |
| 98444 | — | — | — | 0.3 | — |
| 98405 | — | — | — | 0.3 | — |
| 98338 | — | — | — | 0.2 | — |
| 98499 | — | — | — | 0.2 | — |
| 98580 | — | — | — | 0.2 | — |
| 98445 | — | — | — | 0.2 | — |
| 98354 | $484,400 | $2,270 | 5.6% | 0.2 | 31.8% |
| 98374 | — | — | — | 0.2 | — |
| 98446 | — | — | — | 0.2 | — |
| 98321 | — | — | — | 0.2 | — |
| 98498 | — | — | — | 0.2 | — |
| 98422 | $484,400 | $2,420 | 6.0% | 0.2 | 40.5% |
| 98391 | — | — | — | 0.1 | — |
| 98373 | — | — | — | 0.1 | — |
| 98390 | — | — | — | 0.1 | — |
| 98394 | — | — | — | 0.1 | — |
| 98424 | — | — | — | 0.1 | — |
| 98465 | — | — | — | 0.1 | — |
| 98371 | — | — | — | 0.1 | — |
| 98406 | — | — | — | 0.1 | — |
| 98466 | — | — | — | 0.1 | — |
| 98407 | — | — | — | 0.1 | — |
| 98372 | — | — | — | 0.1 | — |
| 98388 | — | — | — | 0.1 | — |
| 98467 | — | — | — | 0.1 | — |
| 98332 | — | — | — | 0.1 | — |
| 98403 | — | — | — | 0.1 | — |
| 98335 | — | — | — | 0.0 | — |
| 98333 | — | — | — | 0.0 | — |
| 98304 | — | — | — | — | — |
| 98323 | — | — | — | — | — |
| 98330 | — | — | — | — | — |
| 98351 | — | — | — | — | — |
| 98385 | — | — | — | — | — |
| 98396 | — | — | — | — | — |
| 98416 | — | — | — | — | — |
| 98421 | — | — | — | — | — |
| 98430 | — | — | — | — | — |
| 98438 | — | — | — | — | — |
| 98447 | — | — | — | — | — |
| 98558 | — | — | — | — | — |
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Demographics
Owner-occupied
64.8%
Census ACS
Vacancy rate
5.2%
Census ACS
Bachelor's degree +
30.1%
Census ACS
Rent burdened
49.8%
Census ACS (>30% income)
Median age
36.8
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026