What is the rental yield in Rainier Beach, Seattle, Washington?

The gross yield in Rainier Beach, Seattle, Washington is 2.8%. That comes with prices 19% below Seattle and 33% above Washington, plus a 3.3% decline over the past year and a Red Flag score of 55.

How does Rainier Beach compare to Seattle and Washington?

Rainier Beach, Seattle, Washington is priced about 19% below Seattle and 33% above Washington. It also has a 2.8% gross yield, prices down 3.3% over the past year, walkability of 52, education in the 85th percentile, and a Red Flag score of 55.

What are the walkability and education scores in Rainier Beach, Seattle, Washington?

Rainier Beach, Seattle, Washington has walkability of 52 and education in the 85th percentile. Those figures sit alongside a 2.8% gross yield, prices 19% below Seattle and 33% above Washington, and a Red Flag score of 55.

How risky is Rainier Beach, Seattle, Washington?

Rainier Beach, Seattle, Washington has a Red Flag score of 55, which is moderate relative to the other metrics. The neighborhood also shows a 2.8% gross yield, prices down 3.3% over the past year, and walkability of 52.

Neighborhood

Rainier Beach

Seattle, Washington US

Rainier Beach, Seattle, Washington offers a mixed investment profile, with prices about 19% below the Seattle median but 33% above the Washington median. Gross yield is 2.8%, and prices are down 3.3% over the past year. The main strength is education in the 85th percentile, while the Red Flag score of 55 and walkability of 52 suggest a moderate overall profile.

AI Summary•Updated May 2026

Area

1.44 mi²

ZIP Code

98118

County

King 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

$797,213

YoY-3.3%

Gross Rental Yield

2.8%

Listed rent · ZORI annualized

Red Flag Index

Moderate

55 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

85 / 100

Excellent · better than 85% of U.S. districts

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

AI Score

Fair

DistrictScore attractiveness · national model

Rainier Beach Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Rainier Beach, Seattle.

Unlock the Rainier Beach 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$797,213	-3.3%
Price / Sq Ft (Verified)	$469/sqft	-0.8%
Asking Rent (Median)	$1,831/mo	+0.0%
Gross Rental Yield	2.8%	—
Liquidity Score	38 / 100	Moderate
Homes Sold (Period)	138	+19.0%

Is Rainier Beach Safe? Natural-Hazard Risk

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

Red Flag Breakdown

55 / 100

Moderate Risk

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

Earthquake100Very High

Flood60High

Wildfire60High

Heat60High

Tornado20Low

Strong Wind20Low

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

Active transaction volume — 138 homes sold last period

Earthquake risk is Very High (100/100)

Insights are generated from Rainier Beach's live DistrictScore metrics.

Rainier Beach 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; Rainier Beach inherits the Washington figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Rainier Beach

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)0.1 kmVery High

Industrial odor6 nearbyVery High

Aviation noise55 dBLow

Point-source screening near Rainier Beach: 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 Rainier Beach

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

52

Somewhat Walkable

Walkability Score

8

Grocery

4

Dining

7

Schools

0

Universities

2

Hospitals

2

Pharmacies

5

Parks

1

Rail Transit

0

Coworking

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

Rainier Beach vs Seattle vs Washington

How Rainier Beach benchmarks against its city and state medians.

Benchmark vs City & State

In Rainier Beach, the median sale price sits about 19% below the median for Seattle neighborhoods and about 33% above the statewide median. Gross rental yield is 2.8%, against 2.8% for Seattle neighborhoods and 4.0% statewide. Over the past 12 months, prices fell 3.3%. Transaction liquidity sits above the median for Seattle neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Rainier Beach	$469/sqft	2.8%	38
Seattle	$578/sqft	2.8%	34
Washington	$352/sqft	4.0%	32

Unlock the Rainier Beach benchmark

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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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Rainier Beach Real Estate FAQ

Rainier Beach, Seattle, Washington has a 2.8% gross yield, with prices 19% below the Seattle median but 33% above the Washington median. Prices are down 3.3% over the past year, while the Red Flag score of 55 suggests moderate risk.

Neighborhoods near Rainier Beach

Compare Rainier Beach with nearby neighborhoods in Seattle.

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