What is the rental yield in Audubon / Downriver?

The gross yield in Audubon / Downriver in Spokane, Washington is 5.8%. Prices are about 8% below Spokane and 46% below Washington, while prices are up 0.3% over the past year. Education is in the 54th percentile, and the Red Flag score is 41.

What are the main market signals in Audubon / Downriver?

Audubon / Downriver in Spokane, Washington combines a 5.8% gross yield with prices up 0.3% over the past year. It is priced about 8% below Spokane and 46% below Washington. The Red Flag score is 41, and education is in the 54th percentile.

How strong is the school-district score in Audubon / Downriver?

Audubon / Downriver in Spokane, Washington has education in the 54th percentile. That sits alongside walkability of 56, a Red Flag score of 41, and gross yield of 5.8%. Prices are about 8% below Spokane and 46% below Washington.

Neighborhood

Audubon / Downriver

Spokane, Washington US

Audubon / Downriver in Spokane, Washington has a balanced investment profile, with prices about 8% below Spokane and 46% below Washington. Gross yield is 5.8%, and prices are up 0.3% over the past year, indicating near-flat momentum. The neighborhood has a Red Flag score of 41, walkability of 56, and education in the 54th percentile, so the main strength is the lower Red Flag score and stronger education percentile, while the yield is more moderate.

AI Summary•Updated May 2026

Area

3.23 mi²

ZIP Code

99205

County

Spokane County

State

Washington

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$334,901

YoY+0.3%

Gross Rental Yield

5.8%

Listed rent · ZORI annualized

Red Flag Index

Moderate

41 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

54 / 100

Fair · better than 54% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Good

DistrictScore attractiveness · national model

Audubon / Downriver Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Audubon / Downriver, Spokane.

Unlock the Audubon / Downriver 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$334,901	+0.3%
Price / Sq Ft (Verified)	$189/sqft	-2.7%
Asking Rent (Median)	$1,608/mo	+7.1%
Gross Rental Yield	5.8%	—
Liquidity Score	45 / 100	Moderate
Homes Sold (Period)	192	-2.0%

Is Audubon / Downriver Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Washington crime context.

Red Flag Breakdown

41 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Wildfire60High

Heat60High

Strong Wind60High

Earthquake40Moderate

Hail40Moderate

Flood20Low

Tornado20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Washington averaged 27.9 crimes and 3.3 violent per 1,000 residents (-13.0% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 5.8%

Active transaction volume — 192 homes sold last period

Insights are generated from Audubon / Downriver's live DistrictScore metrics.

Audubon / Downriver Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Washington-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Washington Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	27.9	3.3	-13.0%
2023	32.5	3.6	-12.5%
2022	37.5	3.8	+11.9%
2021	33.7	3.4	+12.1%
2020	30.3	2.9	+0.9%
2019	30.3	3.0	—

Reported at the state level — the finest official US crime aggregation; Audubon / Downriver inherits the Washington figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · Audubon / Downriver

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Superfund (NPL)2.5 kmHigh

Industrial odor2 nearbyVery High

Point-source screening near Audubon / Downriver: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Audubon / Downriver

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

56

Somewhat Walkable

Walkability Score

11

Grocery

16

Dining

12

Schools

1

Universities

5

Hospitals

0

Pharmacies

9

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Audubon / Downriver's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Audubon / Downriver vs Spokane vs Washington

How Audubon / Downriver benchmarks against its city and state medians.

Benchmark vs City & State

In Audubon / Downriver, the median sale price sits about 8% below the median for Spokane neighborhoods and about 46% below the statewide median. Gross rental yield is 5.8%, against 4.5% for Spokane neighborhoods and 4.0% statewide. Over the past 12 months, prices were broadly flat. Transaction liquidity sits above the median for Spokane neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Audubon / Downriver	$189/sqft	5.8%	45
Spokane	$204/sqft	4.5%	33
Washington	$352/sqft	4.0%	32

Unlock the Audubon / Downriver benchmark

Compare Audubon / Downriver against Spokane and Washington medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Washington tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.74% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No general income tax; the 7% capital gains tax exempts real estate.

Transfer Tax

Real estate transfer tax: REET graduated 1.1-3% (mansion-style).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

Statewide rent control caps rent increases (HB 1217; 9.683% max for 2026); transfer tax is mansion-style.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Washington property-tax guidance for foreign buyers

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Audubon / Downriver Real Estate FAQ

Audubon / Downriver in Spokane, Washington has a balanced profile, with prices about 8% below Spokane and 46% below Washington. Gross yield is 5.8%, and prices are up 0.3% over the past year. The Red Flag score is 41, and walkability is 56.

Neighborhoods near Audubon / Downriver

Compare Audubon / Downriver with nearby neighborhoods in Spokane.

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