21201 NE 58th St · Camas, WA 98682

$149,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 83 Days on market

Built 1999 $112/sqft · 53% above area

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2026 with bright, inviting floor plan featuring vaulted ceilings and abundant natural light, and newly appointed and remodeled bathrooms and showers! Located in a quiet senior housing community tucked away just under the shadow of the desirable Green Mountain. The home has been remodeled with all new floors, appliances, quartz countertops and fresh paint. Buyers will appreciate the convenience as it's just 3 miles out from shopping and services. Space rent is $850 and Buyers will enjoy reduced operating expenses as park is located on private well and septic tanks. No rentals allowed.

Key facts

• Built 1999
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• 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 35% 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 $1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $150k implies a 144% gain — meaningful room to come down on a strong offer.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.94% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.17%
• DSCR: 2.79
• GRM: 4.3

CMA / ARV

• ARV (median comp): $91,000
• List price: $149,900
• Delta: 64.73%
• 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)	1,476 (+10%)	3mo	$107,000	$72	76
21201 NE 58th St #41	0.00mi	2/2.0	1,148 (-15%)	20mo	$106,000	$92	59

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: 34.0%
• Equity multiple: 2.39×
• Total profit: $58,363
• Equity at exit: $22,351

10-year hold

• IRR: 39.7%
• Equity multiple: 4.32×
• Total profit: $139,323
• Equity at exit: $12,961

Cash invested: $41,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,912 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $1,405

Break-even live

Break-even rent $1,134

Max offer price $149,900

Occupancy floor 47%

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: $37,475
• Closing costs: $4,497
• 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	1d	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	1d	31	1.23mi

Listing history 18 events

1. 2026-06-18
   days on market $149,900 Active 83 DOM
2. 2026-06-17
   days on market $149,900 Active 82 DOM
3. 2026-06-16
   days on market $149,900 Active 81 DOM
4. 2026-06-15
   days on market $149,900 Active 80 DOM
5. 2026-06-13
   days on market $149,900 Active 78 DOM
6. 2026-06-13
   days on market $149,900 Active 77 DOM
7. 2026-06-09
   days on market $149,900 Active 74 DOM
8. 2026-06-08
   days on market $149,900 Active 73 DOM
9. 2026-06-07
   days on market $149,900 Active 72 DOM
10. 2026-06-03
    days on market $149,900 Active 68 DOM
11. 2026-06-02
    days on market $149,900 Active 67 DOM
12. 2026-06-01
    days on market $149,900 Active 66 DOM
13. 2026-05-31
    days on market $149,900 Active 65 DOM
14. 2026-05-07
    price $149,900 603-char remark

    Show marketing remark (603 chars)

    Welcome to 2026 with bright, inviting floor plan featuring vaulted ceilings and abundant natural light, and newly appointed and remodeled bathrooms and showers! Located in a quiet senior housing community tucked away just under the shadow of the desirable Green Mountain. The home has been remodeled with all new floors, appliances, quartz countertops and fresh paint. Buyers will appreciate the convenience as it's just 3 miles out from shopping and services. Space rent is $850 and Buyers will enjoy reduced operating expenses as park is located on private well and septic tanks. No rentals allowed.

15. 2026-03-27
    listed $160,000 Active 603-char remark

    Show marketing remark (603 chars)

    Welcome to 2026 with bright, inviting floor plan featuring vaulted ceilings and abundant natural light, and newly appointed and remodeled bathrooms and showers! Located in a quiet senior housing community tucked away just under the shadow of the desirable Green Mountain. The home has been remodeled with all new floors, appliances, quartz countertops and fresh paint. Buyers will appreciate the convenience as it's just 3 miles out from shopping and services. Space rent is $850 and Buyers will enjoy reduced operating expenses as park is located on private well and septic tanks. No rentals allowed.

16. 2009-10-19
    soldstatus $61,500
17. 2009-09-30
    historical
18. 2009-08-25
    listed $61,500

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$905/yr (+$75/mo · 160.5%)

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

Taxation est. · year 1

• Rental income: $34,943
• − Mortgage interest: −$8,397
• − Property taxes: −$564
• − Insurance: −$750
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$4,361
• Taxable income: $15,282
• Est. tax owed @ 24.0%: −$3,668
• After-tax cash flow: $13,191/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

+143.7% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $149,900 RMLS
• 2026-03-27 Listed $160,000 RMLS
• 2009-10-19 Sold (MLS) $61,500 NWMLS as Distributed by MLS Grid
• 2009-09-30 Delisted — NWMLS as Distributed by MLS Grid
• 2009-08-25 Listed $61,500 NWMLS as Distributed by MLS Grid

Property tax history

+11.7%/yr

Latest (2021): $564 · +36.1% YoY. Source: county tax records.