98935Grandview, Washington

Area Profile

Income, jobs, climate, physical risk and development data for ZIP code 98935.

56out of 100
Area Score
Bottom 36% of 5,298 profiles measured

How we calculate this

How this area ranks
Opportunity4740th of 6,210 ZIP areas measured42
GrowthTop 3% of 5,428 ZIP areas measured83
Housing affordabilityTop 33% of 6,685 ZIP areas measured90
Climate4637th of 6,789 ZIP areas measured64
Physical resilience5040th of 6,709 ZIP areas measured32
Access6639th of 6,791 ZIP areas measured44
Economic stability5816th of 6,742 ZIP areas measured35
The quick read

Employment conditions sit below most comparable published ZIP profiles: unemployment is 4.9% and the Opportunity signal places 98935 in the bottom 24%.

Development activity is both elevated and accelerating — 166 housing units permitted over the past twelve months, up 30% on the prior year.

Physical-risk exposure is above the national median, driven mainly by inland flooding, earthquake and wildfire.

At a glance

Population
4,289
2024 ACS 5-Year
Median household income
$61,316
Bottom 32% nationally
Density
17/sq mi
248.9 sq mi of land
Median age
27.0
2024 ACS 5-Year
City
Grandview
Washington
Metro area
Yakima, WA
Nearest major airport
MWH
83 mi · Grant County Intl
Median home value
$225,500
2024 ACS 5-Year

Jobs & opportunity

Unemployment of 4.9% is lower than 31% of the 6,544 measured US ZIP areas.

Employment fell 0.2% over the past year, to 122,933 employed residents.

MetricValueCompared nationallySource period
Median household income ±$13,643$61,316Bottom 32%of 31,2952024 ACS 5-Year
Per capita income ±$3,319$20,470Bottom 6%of 32,8222024 ACS 5-Year
Poverty rate25.4%Top 11%of 32,9702024 ACS 5-Year
Average commute29.3 minTop 41%of 32,8872024 ACS 5-Year
Bachelor's degree or higher6.4%Bottom 7%of 33,1932024 ACS 5-Year
Employment122,933Top 31%of 6,544June 2026
Employment change (3 years)2.1%Top 24%of 6,542June 2026
Employment change (year over year)-0.2%Top 32%of 6,544June 2026
Labor force129,270Top 31%of 6,544June 2026
Labor force participation58.2%Bottom 41%of 33,2522024 ACS 5-Year
Mean annual wage$61,240Bottom 25%of 6,0722025 OEWS
Median annual wage$47,810Bottom 26%of 6,0722025 OEWS
Unemployment change (year over year)0.5%Top 31%of 6,544June 2026
Unemployment rate4.9%Top 31%of 6,544June 2026
Median household income, successive ACS releases
202120222023202464k60k
Each point is a separate five-year estimate, most recently $61,316 in the 2024 ACS 5-Year. Consecutive releases share four years of sample, so AreaProfile shows them as a record of successive estimates and does not compute a year-over-year change from them.
Largest occupations — Yakima, WA
OccupationPeople employedMedian annual wage
Home Health and Personal Care Aides4,770$44,490
Farmworkers and Laborers, Crop, Nursery, and Greenhouse4,550$39,070
Fast Food and Counter Workers3,280$35,830
Retail Salespersons2,680$36,640
Teaching Assistants, Except Postsecondary2,150$47,380
Cashiers2,110$36,010

Occupational employment and wages are published for metropolitan areas rather than for individual cities or ZIP areas, so these describe the wider labor market this location sits in. 2025 OEWS, U.S. Bureau of Labor Statistics.

The Bureau of Labor Statistics does not publish labor-force data for ZIP areas. This is the figure for Grandview, WA, the city containing this ZIP code.

There are 18.4 students for every full-time teacher, more than in most measured places.

Public schools
2
2024-25 school year
Students per teacher
18.4
across all schools here
Math proficiency
Reading proficiency
SchoolDistrictStudentsPer teacherMathReading
Artz Fox ElementaryMabton School District37517.9
Mabton Jr. Sr. HighMabton School District35918.9

91.6% of students here are eligible for free or reduced-price lunch. That describes the circumstances families arrive with rather than how the schools perform, which is why AreaProfile shows it and does not score it.

Public schools only, from the NCES Common Core of Data. Schools are placed by ZIP code, so this is which schools are in this place rather than which one a particular address is zoned for — district boundaries do not follow municipal ones, and enrollment zones change. Fully virtual schools are excluded: they enroll students from across the state while reporting one administrative address, and counting them here would describe a school population this place does not have. The assessment covers grades 3 through 8, so a high school shows no proficiency figure — a dash in those columns means the test was not given at that school, not that it performed badly. Proficiency is measured against Washington’s own standard, so it compares cleanly within the state and only broadly against other states; AreaProfile therefore ranks it within state. The directory is current, while the proficiency figures are from the last school year with national coverage before the pandemic interrupted testing.

Housing & affordability

How it’s calculated →

Median rent of $980 takes 19% of median household income, below the 30% threshold at which a household is considered cost-burdened.

A median home costs 3.7 times median household income here, above the historic benchmark of about three times income.

Rent as a share of income
19.2%
Below the 30% cost-burdened threshold
Home price to income
3.7×
median home value ÷ median income
Median gross rent
$980
2024 ACS 5-Year
Median home value
$225,500
2024 ACS 5-Year
MetricValueCompared nationallySource period
Home price to income3.68Top 35%of 30,4042024 ACS 5-Year
Homeownership rate65.2%Bottom 22%of 32,9102024 ACS 5-Year
Housing units ±2141,224Bottom 49%of 33,7722024 ACS 5-Year
Median gross rent ±$76$980Bottom 47%of 26,6182024 ACS 5-Year
Median home value ±$50,285$225,500Top 48%of 30,9412024 ACS 5-Year
Rent as a share of income19.2%Top 40%of 26,4702024 ACS 5-Year
Vacancy rate7.2%Bottom 34%of 33,0282024 ACS 5-Year

Both affordability measures come from the same ACS release as the income they are compared with, so the comparison is like for like. They describe housing cost against local earnings and are not a cost-of-living index — transport, groceries, healthcare, insurance and taxes are not included, and a place can look affordable here and still be expensive to live in for reasons this does not capture.

Growth & development

How it’s calculated →
Development Momentum
83/ 100
Top 3% of 5,428 published city profiles

An AreaProfile calculation combining permit volume per resident, its direction over one and three years, population change and employment growth. Permit volume alone is not the measure.

New construction is predominantly single-family: only 0% of permitted units are in buildings of five or more homes.

At 14.8 permitted units per 1,000 residents, building activity is above the median for measured US ZIP areas.

Units permitted
166
12 months ending July 2026
Per 1,000 residents
14.8
Top 5% nationally
Year over year
+30%
vs the prior twelve months
Multifamily share
0.0%
units in 5+ unit buildings

The Building Permits Survey is not published for ZIP areas. This is the figure for Grandview, WA, the city containing this ZIP code.

Weather & climate

5 of the twelve months have a normal average temperature between 55°F and 80°F. July averages a high of 90°F and January a low of 24°F.

Normal annual precipitation is 8.0 inches, including 20.3 inches of snow.

Air quality measures a median index of 37, in the Good band, and about 7 days a year pass 100, the threshold at which the air is unhealthy for sensitive groups.

10°30°50°70°90°JFMAMJJASOND
Solid line: normal daily high. Dashed line: normal daily low. 1991-2020 normals from NOAA station YAKIMA AIR TERMINAL, 37.5 miles from this location.
Precipitation
JFMAMJJASOND1.4"
Normal monthly precipitation, in inches.
MetricValueSource period
90th percentile air quality index63.02024 calendar year
Annual precipitation8.0"1991-2020 Normals
Annual snowfall20.3"1991-2020 Normals
Average January low24°F1991-2020 Normals
Average July high90°F1991-2020 Normals
Comfortable months51991-2020 Normals
Days above AQI 10072024 calendar year
Median air quality index37.02024 calendar year
Seasonal temperature swing42°F1991-2020 Normals
Air quality
Median air quality index
37
Good on a typical day
Worst tenth of days
63
90th percentile index
Days above 100
7
unhealthy for sensitive groups

A comfortable median and a bad tail are different problems. Wildfire smoke and summer ozone show up in the worst tenth of days, not in the middle of the year.

Climate figures are thirty-year normals, not current conditions. They describe what a typical year looks like rather than what the weather is doing today. Air quality is measured rather than modelled, by EPA monitors, and published by county only where a monitor sits — roughly half the counties AreaProfile publishes have one, and the rest show nothing rather than an estimate. Air masses are regional, so a county reading describes the air over a place reasonably well, but it is still the county reading.

Physical risk

32 / 100
Physical resilience

The hazards accounting for most of this area's expected annual loss are inland flooding, earthquake and wildfire.

WildfireHigh
LandslideModerate
Cold waveHigh
EarthquakeElevated
AvalancheModerate
Heat waveElevated
Inland floodingModerate
HailModerate
Volcanic activityModerate

Low or minimal exposure: winter weather, strong wind, lightning, ice storm, drought, tornado.

Hazard ratings are AreaProfile calculations derived from the FEMA National Risk Index v1.20.0 (December 2025). FEMA publishes at county level. ZIP values are the land-area-weighted mean of the counties the ZIP Code Tabulation Area intersects. Expected annual loss is not allocated below county level. FEMA does not endorse this presentation. Higher physical resilience means lower exposure.

These are deaths, not offences. AreaProfile does not publish reported crime, and this is not a substitute for it — it says nothing about burglary, theft or assault.

Yakima County records 7.4 homicide deaths per 100,000 residents a year, higher than most counties measured. The CDC does not publish this below county level.

Firearm deaths of all intents run at 15.6 per 100,000 — more than the homicide rate, because nationally most firearm deaths are suicides.

Drug overdose deaths run at 41.3 per 100,000 residents in Yakima County.

Homicide
7.4
per 100,000 residents · under 10 deaths
Firearm deaths, all intents
15.6
per 100,000 residents · under 10 deaths
Drug overdose
41.3
per 100,000 residents · under 10 deaths
Suicide
14.0
per 100,000 residents · under 10 deaths

Firearm deaths count every intent together, and nationally the majority are suicides rather than homicides. The two columns overlap and should not be added.

Age-adjusted rates from provisional death certificate records, published by the CDC for Yakima County as a whole — these rates are not published below county level. A county can hold both a dense city centre and a suburb whose experience of it is nothing alike, so this describes the county around 98935 rather than 98935 itself. That is why AreaProfile shows these figures and does not put them in the Area Score. Where fewer than ten deaths were recorded the count is suppressed at source, and a rate built on single figures moves sharply between releases. What this measure has that reported crime does not: a death certificate is filed whether or not the local police agency submitted a return that year, so the figures stay comparable between places and over time.

What this profile does not cover

Three things people look for are missing from every AreaProfile page, and each is missing for a reason rather than by oversight. The Area Score is calculated without them and the weighting is documented on the methodology page.

Reported crime
Offences reported to police are published by department rather than by town, and only where a department reported every month of the year. No municipal department reports for this place — many smaller communities are policed by the county — so there is no figure to show. A partial year is never scaled up to look complete, and arrest counts or news volume are never substituted for it.
Taxes and full cost of living
No public source publishes either with national coverage and a method open enough to check. Housing affordability above is computed from published rent, price and income, and excludes transport, groceries, healthcare, insurance and taxes — commuting cost in particular tends to offset suburban housing savings. Nothing here is individualised tax advice.
Anything about a specific address
Every figure describes an area, not a street or a house. School attendance zones, insurance pricing and the character of a neighbourhood all vary within the places measured here.

Access

1 major airport lies within 100 miles, the nearest 83 miles away.

AirportCodeDistanceLongest runway
Grant County IntlMWH83 mi13,503 ft
Portland IntlPDX127 mi11,000 ft
Seattle-Tacoma IntlSEA140 mi11,901 ft

Airport identity, position and runway data come from the FAA. “Major airport” is an AreaProfile classification — a public-use civil airport with a paved runway of at least 8,000 feet — not an FAA hub designation. Distances are straight-line, not driving distance.

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Area Score
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Data & methodology

Used forSourceSource periodUpdated
AccessFederal Aviation Administration
Airports (NASR) — Aeronautical Data Delivery Service
NASR current cycle28-day NASR cycle
Physical riskFederal Emergency Management Agency
National Risk Index
National Risk Index December 2025 (v1.20.0)Periodic dataset versions (v1.20.0 current)
ClimateNOAA National Centers for Environmental Information
U.S. Climate Normals 1991–2020 (Monthly)
1991-2020 NormalsEvery ten years (next release follows the 2001–2030 period)
JobsU.S. Bureau of Labor Statistics
Local Area Unemployment Statistics
June 2026Monthly
JobsU.S. Bureau of Labor Statistics
Occupational Employment and Wage Statistics
2025 OEWSAnnual (spring release)
DemographicsU.S. Census Bureau
Population Estimates Program
July 1, 2024 estimateAnnual (vintage released each spring)
DevelopmentU.S. Census Bureau
Building Permits Survey
12 months ending July 2026Monthly, roughly three weeks after the reference month
Demographics, Housing, Income, JobsU.S. Census Bureau
American Community Survey 5-Year Estimates (Table-Based Summary File)
2024 ACS 5-YearAnnual (5-year estimates released each December)
safetyU.S. Centers for Disease Control and Prevention, National Center for Health Statistics
Provisional county-level mortality by intent
April, 2025 to March, 2026Quarterly, with a rolling twelve-month window alongside complete calendar years
schoolsU.S. Department of Education, National Center for Education Statistics
Common Core of Data and EDFacts assessments
2024-25 school yearDirectory annually; assessment results as EDFacts releases them
ClimateU.S. Environmental Protection Agency, Air Quality System
Daily Air Quality Index by county
2024 calendar yearAnnually, once a calendar year is complete

Profile recalculated August 30, 2026. Recalculation is not the same as new source data — each figure above shows the period its source actually covers. Read the full methodology or browse every source.

98935 vs Grandview

How this ZIP area compares with Grandview as a whole. Both figures come from the same ACS release, so the comparison is like for like.

98935
Grandview
Median household income
$61,316
vs
$61,106
Per capita income
$20,470
vs
$22,817
Population density
17/sq mi
vs
1,642/sq mi
Median home value
$225,500
vs
$265,300
Median gross rent
$980
vs
$1,107
Homeownership rate
65.2%
vs
55.5%
Bachelor's degree or higher
6.4%
vs
7.3%
Poverty rate
25.4%
vs
17.9%
Median age
27.0
vs
29.1

Some demographic statistics use Census ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP delivery geography. See the methodology for how AreaProfile maps between them.