Updated 2026 · Based on median market data for Port Angeles, WA
Home values in Port Angeles, WA have appreciated at 2.8% per year. Appreciation is modest, meaning total returns will be driven primarily by cash flow rather than equity gains. This is actually preferred by many investors who want predictable, income-based returns.
If Port Angeles continues appreciating at 2.8% annually, the current median of $485,000 would reach approximately $556,810 in 5 years — an equity gain of $71,810 on a property purchased at the median. With a 20% down payment of $97,000, that represents a 74% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $69,093, the projected total return is $140,903 — a 145% cumulative return on the initial investment.
Port Angeles's population growth of 1.1% is moderate and positive, supporting steady but not explosive demand for housing. Markets with this growth profile tend to appreciate consistently without the boom-bust cycles of hyper-growth metros. Higher-than-average local incomes ($62,750) support continued price growth as more residents can afford to bid up properties.
Smart investors evaluate both cash flow AND appreciation. In Port Angeles, the 2.85% cap rate provides modest ongoing cash flow, while 2.8% annual appreciation adds an equity component. Conservative underwriting is essential. Focus on deals where the cash flow stands on its own, and treat any appreciation as a bonus.
Port Angeles vs Washington state average and national average across key investment metrics. Port Angeles's cap rate is below both benchmarks — deal sourcing is critical here.