Is Franklin County, WA good for real estate investing?

Franklin County has an investment score of 46/100, rated as "Hold". The county ranks #667 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Franklin?

The rent-to-price ratio in Franklin County is 4.72% annually, which ranks in the 20th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Franklin?

The median home price in Franklin County is $421,428. This ranks #886 in affordability among all US counties.

Can you cash flow on rental properties in Franklin?

Based on median values with 20% down at current rates, a typical rental in Franklin County would generate negative cash flow of $1,131/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Franklin County

WashingtonPopulation: 96,692

/100

Hold

#667 of 1,000 counties

#20 in Washington (39 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$421,428

Median Home Price

84% above national median

$1,659/mo

Median Rent

14% above national median

4.72%

Rent-to-Price Ratio

Top 80% nationally

-$1,131

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,659/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$316,071	-$579/mo	4.1%	-9.6%
Median typical MLS deal	$421,428	-$1,131/mo	3.1%	-14.0%
125% of median newer / premium	$526,785	-$1,684/mo	2.5%	-16.7%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$421,428

Down Payment (20%)$84,286

Loan Amount$337,142

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,659

Monthly P&I-$2,209

Est. Expenses (35%)-$581

Net Cash Flow-$1,131/mo

3.1%

Cap Rate (all cash)

-14.0%

Cash-on-Cash Return

4.72%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.1% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

46/100

Cash Flow(30%)

41/100

Based on 4.72% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

52/100

Based on 0.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

40/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (4.72%)
-Negative cash flow at typical financing (-$1,131/mo)
-Negative leverage (cap rate 3.1% < mortgage rate 6.9%)

Economic Indicators

Population

96,692

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
ThurstonWA	47	$518,972	$2,054	4.75%	Hold	View
KitsapWA	47	$565,298	$2,035	4.32%	Hold	View
CurrentFranklinWA	46	$421,428	$1,659	4.72%	Hold
SkagitWA	45	$570,386	$2,068	4.35%	Hold	View
ClallamWA	45	$486,379	$1,819	4.49%	Hold	View
JeffersonWA	44	$604,961	Est. pending	—	Avoid	View

The Bottom Line

HoldFranklin is a neutral market. Consider house hacking or targeting below-market deals.

Franklin County in Washington scores 46/100, ranking #667 of 1,000 US counties (top 85%). At 20% down and current rates, a median-priced rental loses about $1131/month; the 4.72% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,131/mo

Cap Rate

3.1%

Cash-on-Cash

-14.0%

Related markets

Markets like Franklin with stronger cash flow

Head-to-head comparisons

All counties in Washington →

Rent vs buy in Washington cities

Rent vs buy in Seattle, WAMedian $841,149 · rent $2,267/mo Rent vs buy in Spokane, WAMedian $412,282 · rent $1,510/mo Rent vs buy in Tacoma, WAMedian $555,177 · rent $1,957/mo Rent vs buy in Vancouver, WAMedian $537,646 · rent $1,898/mo Rent vs buy in Bellevue, WAMedian $841,149 · rent $2,267/mo All Washington citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Franklin?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets