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Fort Lewis, WA | City Real Estate Market Analysis

Fort Lewis, Pierce County, Washington
City Analysis Real Estate Market WA Pierce County
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Fort Lewis
Market Insight

Fort Lewis, WA Investment Potential Analysis

Market analysis for Fort Lewis, WA will appear here once data is available. This section will surface investment opportunities, risk assessments, neighbourhood trends, and local real estate insights specific to this market.

—
Avg. Home Value
🏠 Median residential property value in Fort Lewis.
79.00%
Property Tax Rate
🏛️ Effective property tax rate for this market.
$45,419
Avg. Household Income
💵 Average annual household income in the area.
11,523
Population
👥 Total city population estimate.
—
Unemployment Rate
📊 Local unemployment vs. national benchmark.

Fort Lewis, WA Real Estate Market Property Overview

  • Real estate market overview for Fort Lewis, WA, Pierce County
  • Population of 11,523
  • Average household income of $45,419
  • Property tax rate of 79.00%
  • Median resident age of 22.20

Property Details

City Fort Lewis State Washington
County Pierce Country USA
Population 11,523 Median Age 22.20
Avg. Household Income $45,419 Median Home Value N/A
Unemployment Rate N/A Property Tax Rate 79.00%
Top Industries N/A Economic Overview N/A
Coordinates 47.0955, -122.5674 Properties Listed 0

Model investment returns using Fort Lewis, WA market data as defaults

25%
5.0%
30 years
79.00%
5 years
3.0%
Down Payment Amount:$125,000
Loan Amount:$375,000
Monthly Mortgage:$2,012
Monthly Tax:$490
Total Monthly Payment:$2,502
Monthly Cash Flow:$581
Cash on Cash Return:5.6%
Cap Rate:5.0%
Debt Coverage Ratio:1.23x
IRR (5 years):8.4%
Projected Property Value:$579,637
Total Equity:$234,891
📊Monthly Payment Analysis

Calculating...

💵Cash on Cash Return

Calculating...

🚀Internal Rate of Return

Calculating...

🏛️Property Tax Analysis

Calculating...

* Calculations use Fort Lewis, WA median home value as the default purchase price. All figures are estimates only. Consult financial and legal professionals before investing.

Capital Allocation Comparison

Direct ownership vs. passive CRE platform exposure

Compare the same starting capital across two allocation paths: direct property ownership with operational responsibility, debt exposure, and single-asset concentration, versus a professionally managed REI Capital platform strategy built around institutional underwriting and a 9% target annual growth projection.

Direct Property Ownership
  • Concentrated exposure to one property and market
  • Debt service, refinancing, and rate sensitivity
  • Active leasing, vendor, and asset oversight
  • Vacancy, capex, and maintenance obligations
  • Illiquid exit process with timing risk
  • Transaction costs can compress realized returns
Projected direct ownership outcome Calculating… —
VS
REI Capital Platform Exposure
  • Passive exposure without direct operator liability
  • Institutional underwriting and acquisition discipline
  • Professional asset management and reporting
  • Strategy designed to reduce single-asset concentration
  • 9% annual target growth projection for comparison
  • Curated deal flow with a passive capital framework
Projected platform exposure at 9% target Calculating… —
Projected difference —

Calculating the comparison…

* REI Capital Growth uses a 9% target annual growth projection for comparison only. Returns are not guaranteed and actual results may vary. Consult a financial professional before making investment decisions.

Who This Is Designed For

Built for investors evaluating passive commercial real estate exposure

REI Capital is positioned for investors who want institutional-quality underwriting, disciplined capital deployment, and real estate exposure without managing the asset directly.

Accredited Investors

Deploy capital into a professionally managed real estate strategy without taking on daily operator responsibilities.

Family Offices

Evaluate long-duration CRE exposure with an emphasis on underwriting discipline and capital preservation.

1031 Exchange Buyers

Compare direct replacement ownership against passive alternatives with reduced operational complexity.

High-Income Professionals

Access commercial real estate exposure while preserving time, focus, and liquidity for core priorities.

Where Your NOI Goes Each Month

* Distribution based on current inputs. Actual expenses may vary.

ROI Over Time: Direct Ownership vs REI Capital

* Property return uses a conservative 3.8%–4.2% annual capital appreciation assumption. REI Capital uses a 9% target projection. Returns are not guaranteed.

Deployment Scenario Analysis

Your Down Payment: Direct Ownership vs REI Capital Platform Exposure

Same starting capital. Compare a direct ownership path against passive capital deployment through REI Capital.

Direct ownership (3.8%–4.2% appreciation) REI Capital (9% target)

* "Direct ownership" shows the same down payment growing at the selected 3.8%–4.2% annual capital appreciation rate. "REI Capital" shows the same down payment growing at 9% annual target. Returns are not guaranteed.

Allocation Rationale

Why sophisticated investors choose passive CRE exposure

Direct ownership can be powerful, but it also concentrates capital, time, and execution risk into one asset. Passive CRE exposure helps investors participate in professionally managed real estate strategies while reducing the operational burden of owning the property themselves.

  • Professional underwriting before capital deployment
  • Reduced exposure to single-asset operational demands
  • Access to institutional sourcing and asset management
  • Passive framework built for long-term capital strategy
  • Clearer comparison against direct ownership costs
  • Time-efficient exposure for qualified investors
Investor Materials

A more efficient way to deploy capital

The analysis above is only the starting point. Review the REI Capital investment materials to understand the acquisition strategy, underwriting framework, risk controls, and investor onboarding process behind the 9% target projection.

  • Acquisition strategy & deal flow
  • Underwriting and risk framework
  • Platform team and execution process
  • Investor qualification and next steps
Access Investment Materials

For qualified investors · Private overview · PDF access

Investment Due Diligence For Fort Lewis, WA Income Property

Key questions for informed investment decisions

What's the overall investment potential of this city, considering its demographic and economic indicators? +
The city's relatively low poverty rate of 18.4% and high health insurance coverage of 93.1% suggest a stable workforce, while its top industries in Public Administration, Health Care & Social Assistance, and Retail Trade indicate a diverse economy. With a median household income of $45,419 and a median property value of $173,300, this city offers a balance of affordability and potential for appreciation. The foreign-born rate of 6.4% and top ethnicities of White, Black or African American, and Asian also contribute to a culturally diverse community.
How does the city's commute infrastructure impact its attractiveness to renters and investors? +
The average commute time of 21.1 minutes and top commute methods of driving alone, walking, and carpooling indicate a relatively convenient and accessible city. This, combined with a strong employment presence in industries like Public Administration and Health Care & Social Assistance, suggests a reliable tenant base. Furthermore, the city's health insurance rate of 93.1% and low poverty rate of 18.4% imply a stable and secure population, making it an attractive location for investors.
What role does ethnic diversity play in shaping the local real estate market and demand for properties? +
The city's ethnic diversity, with top ethnicities including White, Black or African American, and Asian, contributes to a vibrant and inclusive community. This diversity, paired with a relatively low poverty rate of 18.4% and a high median household income of $45,419, suggests a strong and resilient local economy. The presence of various ethnic groups also supports a diverse range of businesses and services, which can drive demand for properties and support long-term investment growth.
How do the city's economic indicators, such as median household income and top industries, influence its real estate market? +
The city's median household income of $45,419 and top industries in Public Administration, Health Care & Social Assistance, and Retail Trade indicate a stable and diverse economy. With a median property value of $173,300 and a relatively low poverty rate of 18.4%, this city offers an attractive balance of affordability and potential for appreciation. The employed population of 4,286 and a gini coefficient of 0.43 also suggest a relatively equitable distribution of income, which can contribute to a stable and secure real estate market.
What are the implications of the city's health insurance rate and commute time on the quality of life and tenant stability? +
The city's high health insurance rate of 93.1% and relatively low average commute time of 21.1 minutes suggest a high quality of life and a stable workforce. This, combined with a low poverty rate of 18.4% and a diverse range of top industries, implies a reliable and secure tenant base. The city's homeownership rate of 1.4% and median property taxes of $2,431 also indicate a relatively affordable and attractive housing market, making it an appealing location for investors seeking stable and long-term returns.
What are some of the best neighborhoods to live in Fort Lewis? +
Some of the best neighborhoods to live in Fort Lewis include Lakewood, which offers a mix of affordable housing options and convenient access to base, and DuPont, which is a nearby neighbor with a variety of housing options. The northeast parts of the city tend to be more desired, while the southeast regions have more affordable homes. Liberty Military Housing community is also a top provider of military housing in Fort Lewis, with living spaces across more than 200 homes.
What are some fun things to do in Fort Lewis? +
There are plenty of fun things to do in Fort Lewis, including visiting the Foxy Lady Bikini Bar, Theatrical Nightmare, and Haunted Farmers Market. You can also explore the outdoors with hiking, cycling, and water sports, or visit the nearby national parks. For a day trip, you can head to the beach or visit the city of Tacoma, which has a variety of attractions and activities to offer.
What is the food scene like in Fort Lewis? +
The food scene in Fort Lewis is diverse and delicious, with a variety of restaurants to choose from. Some popular options include Red Lobster, Stanley & Seafort's, and Texas de Brazil, as well as local favorites like Over The Moon Cafe and Primo Grill. There are also plenty of great food trucks and casual eateries to grab a quick bite. For a unique dining experience, you can try one of the many international restaurants in the area, such as Happy Teriyaki for Japanese food or El Sabor for Mexican cuisine.
What are the pros and cons of living in Fort Lewis? +
The pros of living in Fort Lewis include its convenient location near Joint Base Lewis-McChord, a variety of outdoor recreational activities, and a diverse food scene. However, some cons include the potential for traffic and noise from the base, as well as a higher cost of living compared to some other areas. Additionally, the weather in Fort Lewis can be rainy and gloomy at times, which may be a drawback for some people. Overall, Fort Lewis is a great place to live for those who value convenience, outdoor activities, and a diverse community.
Is Fort Lewis a good place to live? +
Fort Lewis can be a good place to live, depending on your individual preferences and priorities. It offers a unique blend of military and civilian communities, with a variety of housing options and outdoor recreational activities. While it may have some drawbacks, such as traffic and noise from the base, it can be a great choice for those who value convenience, diversity, and a sense of community. Ultimately, whether or not Fort Lewis is a good place to live depends on your individual needs and preferences, so it's worth doing your research and weighing the pros and cons before making a decision.

Things Near Fort Lewis, WA

Metro Center Station

0.2 miles

Grand Central Market

0.4 miles

About Fort Lewis

This market tends to be quite young, with a median age of 22.2, which could indicate a strong potential for growth and innovation. The population of 11,523 is relatively small, but the median household income of $45,419 suggests a decent level of economic stability. However, the 18.4% poverty rate suggests some risk, and investors should be aware of the potential challenges that come with it. The commute time of 21.1 minutes is relatively short, which could be attractive to businesses and residents alike. The top industries in the area, including Public Administration, Health Care & Social Assistance, and Retail Trade, provide a diverse range of opportunities for investment. The foreign-born rate of 6.4% and the top ethnicities of White, Black or African American, and Asian suggest a relatively diverse community. The health insurance rate of 93.1% is also a positive indicator of the overall well-being of the population. On the other hand, the homeownership rate of 1.4% is quite low, which could indicate a competitive rental market. The median property value of $173,300 and median property taxes of $2,431 are relatively high, which could be a challenge for some investors. Overall, this market presents a mix of opportunities and challenges, and investors should carefully consider the data before making any decisions. The Gini coefficient of 0.43 suggests a moderate level of income inequality, which could be a concern for some investors. The employed population of 4,286 is a significant portion of the total population, which could indicate a strong workforce. The top commute methods of driving alone, walking, and carpooling suggest a range of transportation options, which could be attractive to businesses and residents.

Population 11,523
Median Age 22.20
Avg. Household Income $45,419

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Investor Materials

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