Region · Census Pacific division · West
Pacific rental markets
The Pacific coast and noncontiguous states. 5 states and 642 ranked cities, summarized by the median Overall across those cities.
The honest read
Pacific ranks #9 of 9 U.S. regions for rental investing, with a median Overall of 36.2/100 across its ranked cities, below the national median. 5 states make up this division. Its strongest factor is income growth: 5.8%, 2nd of 9.
The biggest drag is gross rental yield: 4.1%, 9th of 9. A region grade is the median of its ranked cities, a screen for where to look, not underwriting. Open any city below for its full shown-math breakdown, or run a specific deal through the cap rate and cash-flow calculators.
Where it ranks, factor by factor
Every value is the median across the 642 ranked cities in this region. The national rank compares all 9 regions on that one factor; the engine already flips inverted factors (affordability, low unemployment) so a better rank always means a better market. Each factor sits in one of the model’s three categories (Cash Flow, Growth, or Stability); this is a representative summary, and the full thirteen-factor breakdown is on each city’s page. Full methodology.
| Factor | Category | Region value | National rank |
|---|---|---|---|
| Gross rent yield | Cash Flow | 4.1% | #9 of 9 |
| Rent growth | Growth | 3.8% | #6 of 9 |
| Home value growth | Growth | 3.6% | #5 of 9 |
| Population growth | Growth | 0.2% | #7 of 9 |
| Job growth | Growth | 0.5% | #6 of 9 |
| Price-to-income | Cash Flow | 8.2× | #9 of 9 |
| Unemployment | Stability | 5.3% | #9 of 9 |
| Rental demand | Stability | 46% renters · 4.2% vacancy | two-part measure |
| Income growth | Growth | 5.8% | #2 of 9 |
States in the Pacific division
Ordered by median Overall across each state's ranked cities. A public rank appears only for states that clear the 20-city and 10-county coverage threshold.
| Div rank | State | Overall score | Grade | Gross yield | Home-value growth | Price-to-income | Ranked cities |
|---|---|---|---|---|---|---|---|
| #31 | Washington | 41.3 | D | 3.9% | 3.8% | 6.6× | 122 |
| #32 | Oregon | 41.2 | D | 4.3% | 2.6% | 6.0× | 80 |
| Insufficient coverage for headline state rank | Alaska | 38.8 | D | 5.4% | 3.1% | 4.3× | 11 |
| Insufficient coverage for headline state rank | Hawaii | 32.3 | F | 4.2% | 1.0% | 9.0× | 1 |
| #37 | California | 30.3 | F | 4.1% | 3.6% | 8.6× | 428 |
Top 25 cities in the Pacific division
The 25 highest-ranked of its 642 ranked cities, in national order. Every city links to its full shown-math breakdown; all 642 are in the market explorer.
| Div rank | City | Grade | Cash Flow | Growth | Stability | Typical home value | Gross yield | National rank |
|---|---|---|---|---|---|---|---|---|
| 1 | Umatilla OR | 66 | B | B | C | $295,284 | 6.5% | #299 |
| 2 | Airway Heights WA | 65 | C | B | B | $370,987 | 5.6% | #329 |
| 3 | Beaumont CA | 63 | C | B | C | $534,963 | 6.2% | #452 |
| 4 | Menifee CA | 62 | C | A | C | $580,698 | 6.0% | #568 |
| 5 | Madras OR | 62 | C | A | B | $360,013 | 5.2% | #572 |
| 6 | Lincoln CA | 61 | C | B | B | $640,640 | 5.5% | #593 |
| 7 | Lake Stevens WA | 61 | C | B | B | $689,234 | 5.3% | #607 |
| 8 | San Jacinto CA | 61 | C | A | C | $483,140 | 6.1% | #621 |
| 9 | Central Point OR | 60 | C | B | B | $418,391 | 5.8% | #681 |
| 10 | Lathrop CA | 60 | C | B | C | $627,222 | 5.9% | #735 |
| 11 | Elk Grove CA | 59 | C | B | B | $626,316 | 5.2% | #771 |
| 12 med | Independence OR | 59 | C | B | C | $425,503 | 5.3% ACS | #783 |
| 13 | Riverbank CA | 59 | C | C | B | $482,579 | 5.8% | #790 |
| 14 | Adelanto CA | 59 | C | B | C | $397,567 | 6.3% | #841 |
| 15 | Kerman CA | 59 | B | B | C | $415,642 | 7.2% | #846 |
| 16 | Eastvale CA | 59 | D | B | B | $930,341 | 4.8% | #856 |
| 17 | Imperial CA | 59 | C | B | B | $442,042 | 5.4% | #858 |
| 18 | Bonney Lake WA | 58 | C | B | B | $667,317 | 4.8% | #872 |
| 19 | Oakley CA | 58 | C | C | B | $656,649 | 6.0% | #882 |
| 20 | Tulare CA | 58 | B | B | C | $356,755 | 6.1% | #884 |
| 21 | Orting WA | 58 | B | B | D | $551,375 | 6.5% | #905 |
| 22 | Perris CA | 58 | C | B | C | $543,032 | 6.4% | #923 |
| 23 | Kenai AK | 58 | B | B | C | $331,313 | 5.7% | #932 |
| 24 | Yelm WA | 58 | C | B | C | $483,084 | 5.7% | #945 |
| 25 | Redmond OR | 57 | C | B | C | $510,854 | 4.9% | #974 |
Figures marked ACS come from the Census American Community Survey (5-year, 2020–2024), because Zillow publishes no index for that city: an ACS home value is the owner-reported median, and an ACS yield is the median gross rent over that median. 1 of the 25 cities shown carry one.
Data as of: Zillow ZHVI/ZORI through the latest monthly release · Census ACS 5-yr 2020–2024 · Census PEP July 2025 · BLS LAUS county 2025 annual (11-month average). Generated 2026-10-06. Methodology & limitations · underwrite any specific deal with the free calculators.