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Single Family ResidentialResidential
$567,299$16 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 83How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

8945 JAMES RD SW

ROCHESTER, WA 98579
0
Baths
36,332 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1976
Year BuiltThe year the home was originally built, according to county records.

Valuation

$567K
$470K low$664K high

Tax & Assessment

Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$74,500 (2025)
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$74,500
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$71,700
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$74,500

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.28
99
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
30
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
11
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.197 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residential
CountyThurston
ConstructionThe main material the home's frame and walls are built from.Wood Frame
RoofThe main material covering the roof, such as asphalt shingle or tile.Metal
HeatingThe type of heating system in the home.None

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Rochester High SchoolC
High · Grades 9–12 · 1.4 mi
M
Rochester Middle SchoolB
Middle · Grades 6–8 · 1.6 mi
E
Rochester Primary School
Elementary · Grades PK–2 · 1.6 mi

District: Rochester School District

Neighborhood · ZIP 98579These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.81
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.110
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.201

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.95%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.14%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.8.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.12,480
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.138 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$88,547
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$104,823
Average tempThe average temperature here across a full year.50°F
Annual precipHow much rain and melted snow falls here in a typical year.56 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.35%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

8945 James Rd Sw measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the lowest price per square foot in Rochester 98579
  • Among the largest homes in Rochester 98579
  • Older than 79% of homes in Rochester 98579

What homes are worth in Rochester 98579

Each bar is how many homes fall in that price range. The marker is this home.

This home
$254K$975K

This home is worth more than 62% of homes in Rochester 98579.

How it measures up in Rochester 98579

The dot is this home. The mark in the middle is the typical home in Rochester 98579.

Estimated value$567,299
CheaperTypical $522,008Pricier

Pricier than 62% of homes nearby

Price per ft²$16
CheaperTypical $323Pricier

Cheaper than almost all homes nearby

Living area36,332 ft²
SmallerTypical 1,543 ft²Bigger

Bigger than almost all homes nearby

Year built1976
OlderTypical 1994Newer

Newer than 21% of homes nearby

How 8945 James Rd Sw ranks against every home in each area.
MeasureThis homeRochester 98579Thurston County
Estimated valuepricier than$567,29962% of homes61% of homes
Price per ft²pricier than$16almost no homesalmost no homes
Living areabigger than36,332 ft²almost all homesalmost all homes
Year builtnewer than197621% of homes28% of homes

About 8945 James Rd Sw

How much is 8945 James Rd Sw, Rochester, WA worth?

The TopHap Estimate for 8945 James Rd Sw, Rochester, WA is $567,299 as of Sep 24, 2026. The likely range is $470,422 to $664,176. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When was 8945 James Rd Sw, Rochester, WA built?

8945 James Rd Sw, Rochester, WA was built in 1976, making it 50 years old.

What schools serve 8945 James Rd Sw, Rochester, WA?

8945 James Rd Sw, Rochester, WA is assigned to Rochester High School (high), rated C; Rochester Middle School (middle), rated B; Rochester Primary School (elementary). All sit in Rochester School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8945 James Rd Sw, Rochester, WA compare to other homes in Rochester 98579?

Among the 5,058 homes in Rochester 98579, it is worth more than 62% of them ($567,299 against a typical $522,008), its price per square foot is higher than almost none of them ($16 against a typical $323), it is bigger than almost all of them (36,332 ft² against a typical 1,543 ft²) and it is newer than 21% of them (1976 against a typical 1994). Measured against all of Thurston County, it is worth more than 61% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

More homes on James Rd Sw

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Assigned schools

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