Neighborhood
Crystal Oaks Lakewood
Lakewood, Washington US
Crystal Oaks Lakewood in Lakewood, Washington is a neutral-priced market with a 4.0 gross yield, prices about 6% below Washington and up 9.3% over the past year. The Red Flag score is 68, walkability is 95, and education is in the 25th percentile. The main strength is very high walkability alongside below-state pricing; the main risk is the higher Red Flag score.
AI Summary•Updated May 2026
Area
0.01 mi²
ZIP Code
98499
County
Pierce 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
$503,850
YoY+9.3%
Gross Rental Yield
4.0%
Listed rent · ZORI annualized
Red Flag Index
High
68 / 100
Walkability Score
95
OpenStreetMap POI density · national percentile
Education Score
25 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
44
DistrictScore attractiveness · national model
Crystal Oaks Lakewood Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Crystal Oaks Lakewood, Lakewood.
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Sign in to view — freeMarket 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 Crystal Oaks Lakewood 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
Appreciating market — +9.3% sale-price YoY
Highly walkable neighborhood — score 95/100
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 Crystal Oaks Lakewood's live DistrictScore metrics.
Crystal Oaks Lakewood 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; Crystal Oaks Lakewood inherits the Washington figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Crystal Oaks Lakewood
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSSuperfund (NPL)3.8 kmModerate
Point-source screening near Crystal Oaks Lakewood: 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 Crystal Oaks Lakewood
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI95
Walker's Paradise
Walkability Score
3
Grocery
1
Dining
1
Schools
0
Universities
2
Hospitals
0
Pharmacies
1
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Crystal Oaks Lakewood's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Crystal Oaks Lakewood vs Lakewood vs Washington
How Crystal Oaks Lakewood benchmarks against its city and state medians.
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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
Crystal Oaks Lakewood Real Estate FAQ
Crystal Oaks Lakewood in Lakewood, Washington has a 4.0 gross yield and prices about 6% below Washington, with values up 9.3% over the past year. The Red Flag score is 68, walkability is 95, and education is in the 25th percentile, so the profile combines strong walkability with a higher overall risk score.
Neighborhoods near Crystal Oaks Lakewood
Compare Crystal Oaks Lakewood with nearby neighborhoods in Lakewood.
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