Neighborhood

Citizen & Oake

Lakewood, Washington US

AI Summary•Updated May 2026

Area

0.02 mi²

ZIP Code

98499

County

Pierce County

State

Washington

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

Verified Price · Median Sale

$503,850

YoY+9.3%

Gross Rental Yield

4.0%

Listed rent · ZORI annualized

Red Flag Index

High

68 / 100

Walkability Score

—

OpenStreetMap POI density · national percentile

Education Score

25 / 100

Limited · better than 25% of U.S. districts

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

AI Score

Fair

DistrictScore attractiveness · national model

Citizen & Oake Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Citizen & Oake, Lakewood.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$503,850	+9.3%
Price / Sq Ft (Verified)	$332/sqft	-3.6%
Asking Rent (Median)	$1,674/mo	+0.2%
Gross Rental Yield	4.0%	—
Liquidity Score	23 / 100	Low
Homes Sold (Period)	50	-2.0%

Is Citizen & Oake Safe? Natural-Hazard Risk

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

Red Flag Breakdown

68 / 100

High Risk

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

Earthquake100Very High

Heat100Very High

Wildfire80Very High

Flood60High

Tornado40Moderate

Strong Wind40Moderate

Hail20Low

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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What Stands Out AI Insight

Appreciating market — +9.3% sale-price YoY

Active transaction volume — 50 homes sold last period

Earthquake risk is Very High (100/100)

Heat risk is Very High (100/100)

Insights are generated from Citizen & Oake's live DistrictScore metrics.

Citizen & Oake 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; Citizen & Oake inherits the Washington figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Citizen & Oake

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)4.2 kmModerate

Point-source screening near Citizen & Oake: 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.

Citizen & Oake vs Lakewood vs Washington

How Citizen & Oake benchmarks against its city and state medians.

Benchmark vs City & State

In Citizen & Oake, the median sale price sits in line with the median for Lakewood neighborhoods and about 6% below the statewide median. Gross rental yield is 4.0%, against 4.0% for Lakewood neighborhoods and 4.0% statewide. Over the past 12 months, prices rose 9.3%. Transaction liquidity sits in line with the median for Lakewood neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Citizen & Oake	$332/sqft	4.0%	23
Lakewood	$332/sqft	4.0%	23
Washington	$352/sqft	4.0%	32

Unlock the Citizen & Oake benchmark

Compare Citizen & Oake against Lakewood 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

Latest Lakewood Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

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