Neighborhood
Beaumont
Mercer Island, Washington US
Beaumont, Mercer Island, Washington has a low-yield investment profile, with gross yield of 1.2 and a price trend down 16.9% over the past year. Pricing is in line with the city median and 109% above the state median, while the Red Flag score of 46 indicates moderate risk. Walkability is 82 and education is in the 99th percentile, so the main strength is strong walkability and a very high school-district test-score percentile, balanced against the weakest yield and a sharp recent price decline.
AI Summary•Updated May 2026
Area
0.53 mi²
ZIP Code
98040
County
King County
State
Washington
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesUS Census ACS / TIGER 2024
Verified Price · Median Sale
$2,466,768
YoY-16.9%
Gross Rental Yield
1.2%
Listed rent · ZORI annualized
Red Flag Index
Moderate
46 / 100
Walkability Score
82
OpenStreetMap POI density · national percentile
Education Score
99 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
32
DistrictScore attractiveness · national model
Beaumont Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Beaumont, Mercer Island.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $2,466,768 | -16.9% |
| Price / Sq Ft (Verified) | $737/sqft | -3.5% |
| Asking Rent (Median) | $2,559/mo | -1.1% |
| Gross Rental Yield | 1.2% | — |
| Liquidity Score | 27 / 100 | Low |
| Homes Sold (Period) | 72 | -10.0% |
Is Beaumont Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Washington crime context.
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Sign in to view — free What Stands Out AI Insight
Highly walkable neighborhood — score 82/100
Active transaction volume — 72 homes sold last period
Earthquake risk is Very High (100/100)
Insights are generated from Beaumont's live DistrictScore metrics.
Beaumont 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 UCR20132024
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; Beaumont inherits the Washington figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Beaumont
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in Beaumont
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI82
Very Walkable
Walkability Score
4
Grocery
18
Dining
4
Schools
0
Universities
1
Hospitals
2
Pharmacies
13
Parks
1
Rail Transit
0
Coworking
POI counts are amenities within Beaumont's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Beaumont vs Mercer Island vs Washington
How Beaumont benchmarks against its city and state medians.
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Compare Beaumont against Mercer Island and Washington medians — free with a DistrictScore account.
Sign in to view — freeBuying 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 & OwnershipApplies 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
Beaumont Real Estate FAQ
Beaumont, Mercer Island, Washington has a low-yield profile, with gross yield of 1.2 and a price trend down 16.9% over the past year. Pricing is in line with the city median and 109% above the state median, while the Red Flag score is 46.
Neighborhoods near Beaumont
Compare Beaumont with nearby neighborhoods in Mercer Island.
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