21201 NE 58th St #24 · Camas, WA 98682

$127,500

3 bd · 2.0 ba · 1,306 sqft · Manufactured public records · 34 Days on market

Built 1995 $98/sqft · 40% above area Est $91k · 40% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 3 bedroom, 2 bath, home in a beautiful 55+ park just outside town, beautiful views. Enjoy lots of space and serene views from this property. Very nice kitchen, inside laundry, 3 bdrms/2 baths, vaulted ceilings, light and bright, carport plus extra paved parking. RV storage available. Park fee of $455 includes sewer & water. No dogs, no rentals. Wonderful place to live!

Key facts

• Built in hutch
• Patio area
• New flooring

Tags

• PATIO AREA
• COVERED BACK DECK
• BUILT IN HUTCH
• NEW FLOORING
• LARGE VANITY
• WALK IN SHOWER

Property features AI

Finance

• Other: Lot size in park: under 3,000 sq ft range
• HOA & community: Located in Green Mtn Mobile Ranch (senior community); Land lease applies (monthly lot rent of $700; land lease expires August 31, 2026)

Exterior

• Parking: Carport and driveway
• Utilities: Electric service; Shared well water; Shared septic
• Home design: Manufactured home in park (Moduline Ardmore model); Single-story (main level entry); Not attached to another property; No notable view
• Construction: Built in 1995; Composition roof; Skirting foundation
• Exterior features: T-111 siding; Level lot; Paved road access

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Range hood; Dishwasher
• Bedrooms: Primary bedroom (main level) with vaulted ceiling; Second bedroom (main level) with ceiling fan; Third bedroom (main level) with bookcases
• Flooring: Laminate flooring; Vinyl flooring; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No central cooling indicated
• Interior features: Ceiling fans; Vaulted ceilings; Built-in bookcases; Built-in dining room features; Laundry area (main level); Washer and dryer included
• Laundry & utility: Main-level laundry with washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 1.7% in Camas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#181 in WA, #4,740 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Evergreen School District (Clark) (urban): math 41% / reading 51% proficiency, ranked #164 of 291 in WA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pioneer Elementary School (546 students, 54% FRL); Frontier Middle School (800 students, 60% FRL); Union High School (2,021 students, 38% FRL).
• Market conditions: Rents flat; 461 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• This rent runs 37% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clark County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $78k; list at $128k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $123,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.40% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.84%
• DSCR: 3.48
• GRM: 3.5

CMA / ARV

• ARV (median comp): $91,000
• List price: $127,500
• Delta: 40.11%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21201 NE 58th St #45	0.00mi	3/2.0	1,476 (+13%)	3mo	$107,000	$72	75
21201 NE 58th St #41	0.00mi	2/2.0 (-1)	1,148 (-12%)	20mo	$106,000	$92	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.63% rent growth · sell at horizon

5-year hold

• IRR: 51.6%
• Equity multiple: 3.18×
• Total profit: $77,991
• Equity at exit: $19,011

10-year hold

• IRR: 56.0%
• Equity multiple: 5.93×
• Total profit: $176,155
• Equity at exit: $11,024

Cash invested: $35,700 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98682

• Rents YoY: 0.6%
• Active inventory: 461
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,057 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $1,661

Break-even live

Break-even rent $954

Max offer price $127,500

Occupancy floor 41%

Sensitivity live

Price	-10% $1,733	-5% $1,697	+0% $1,661	+5% $1,625	+10% $1,589
Rent	-10% $1,420	-5% $1,540	+0% $1,661	+5% $1,782	+10% $1,903
Rate	-1.0pp $1,725	-0.5pp $1,694	base $1,661	+0.5pp $1,628	+1.0pp $1,595

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21912 NE 68th St Vancouver, WA	3.0	2.5	1552	$3,600	$2.32	2d	1	0.72mi
9333 N Incline Dr Camas, WA	3.0	2.0	1800	$3,495	$1.94	22d	1	1.13mi
7021 N 89th Ave Camas, WA	3.0	2.5	1601	$3,024	$1.89	2d	31	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $127,500 Active 34 DOM
2. 2026-06-17
   days on market $127,500 Active 33 DOM
3. 2026-06-16
   days on market $127,500 Active 32 DOM
4. 2026-06-15
   days on market $127,500 Active 31 DOM
5. 2026-06-13
   days on market $127,500 Active 29 DOM
6. 2026-06-13
   days on market $127,500 Active 28 DOM
7. 2026-06-09
   days on market $127,500 Active 25 DOM
8. 2026-06-08
   days on market $127,500 Active 24 DOM
9. 2026-06-07
   days on market $127,500 Active 23 DOM
10. 2026-06-03
    days on market $127,500 Active 19 DOM
11. 2026-06-02
    days on market $127,500 Active 18 DOM
12. 2026-06-01
    days on market $127,500 Active 17 DOM
13. 2026-05-31
    days on market $127,500 Active 16 DOM
14. 2026-05-14
    listed $127,500 Active 827-char remark
15. 2018-11-20
    soldstatus $78,500 Sold 386-char remark

    Show marketing remark (386 chars)

    Very nice 3 bedroom, 2 bath, home in a beautiful 55+ park just outside town, beautiful views. Enjoy lots of space and serene views from this property. Very nice kitchen, inside laundry, 3 bdrms/2 baths, vaulted ceilings, light and bright, carport plus extra paved parking. RV storage available. Park fee of $455 includes sewer & water. No dogs, no rentals. Wonderful place to live!

16. 2018-10-14
    status Pending 386-char remark

    Show marketing remark (386 chars)

    Very nice 3 bedroom, 2 bath, home in a beautiful 55+ park just outside town, beautiful views. Enjoy lots of space and serene views from this property. Very nice kitchen, inside laundry, 3 bdrms/2 baths, vaulted ceilings, light and bright, carport plus extra paved parking. RV storage available. Park fee of $455 includes sewer & water. No dogs, no rentals. Wonderful place to live!

17. 2018-10-03
    listed $85,900 Active 386-char remark

    Show marketing remark (386 chars)

    Very nice 3 bedroom, 2 bath, home in a beautiful 55+ park just outside town, beautiful views. Enjoy lots of space and serene views from this property. Very nice kitchen, inside laundry, 3 bdrms/2 baths, vaulted ceilings, light and bright, carport plus extra paved parking. RV storage available. Park fee of $455 includes sewer & water. No dogs, no rentals. Wonderful place to live!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $387 · $32/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$862/yr (+$72/mo · 222.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,687
• − Mortgage interest: −$7,142
• − Property taxes: −$387
• − Insurance: −$638
• − Repairs & maintenance: −$2,935
• − Management: −$2,935
• − Depreciation: −$3,709
• Taxable income: $18,942
• Est. tax owed @ 24.0%: −$4,546
• After-tax cash flow: $15,389/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Evergreen School District (Clark)
• NCES district ID: 5302700
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $59,418
• Composite: 42.53/100
• National rank: #6859
• State rank: #164 of 291 in WA

Livability — Camas

• Score: 74/100
• State rank: #181
• US rank: #4740

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark County · 513,189 people
• City population: 35,867
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 68,305
• Household income: $99,918
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1618.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 529,610 people
• By 2030: 563,242 · +6.4%
• By 2040: 625,905 · +18.2%
• By 2050: 681,558 · +28.7%
• By 2075: 805,967 · +52.2%
• By 2100: 877,450 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 13% Asian 6% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 79% English-only · Spanish 8% Russian/Polish/Slavic 6% Other Asian/Pacific 2%

Political lean MEDSL · Clark

• 2024 margin: Lean D (+7.0) · D 52.1% · R 45.1% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 6.1pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+5.1 2016: D+0.1 2012: D+0.1 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -303.95%
• Current HPI: 307.0529
• Rent YoY: ▲ 0.63%
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+48.4% since first listed

4 events — show timeline

• 2026-05-14 Listed $127,500 RMLS
• 2018-11-20 Sold (MLS) $78,500 RMLS
• 2018-10-14 Pending — RMLS
• 2018-10-03 Listed $85,900 RMLS

Property tax history

+0.5%/yr

Latest (2026): $387 · +13.7% YoY. Source: county tax records.