21201 NE 58th St #46 · Camas, WA 98682

$147,500

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 7 Days on market

Built 1989 $95/sqft · 38% above area Est $107k · 38% 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

Bright, inviting floor plan featuring vaulted ceilings and abundant natural light! The primary suite sits just off the living room, while the additional bedrooms are located off the family room, which includes a slider to the front. A garden shed out back offers a charming space for flowers or vegetables. Located in a 55+ community for over 40 years. Space rent is $800+ and includes carport and shed maintenance, plus water and septic. No dogs or rentals allowed. Conveniently located just 10 minutes from I-205 and the 192nd corridor for shopping, dining, and Costco.

Key facts

• Vaulted ceilings
• Garden shed
• Conveniently located

Tags

• VAULTED CEILINGS
• ABUNDANT NATURAL LIGHT
• GARDEN SHED
• SLIDER TO THE FRONT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $148k).
• Cap rate 18.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Recommended offer $147,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.06% ✓
• Cap rate: 18.42%
• Cash-on-cash: 43.29%
• DSCR: 2.93
• GRM: 4.0

CMA / ARV

• ARV (median comp): $107,000
• List price: $147,500
• Delta: 37.85%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale 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 (-5%)	3mo	$107,000	$72	88

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: 37.5%
• Equity multiple: 2.55×
• Total profit: $63,895
• Equity at exit: $21,993

10-year hold

• IRR: 42.9%
• Equity multiple: 4.63×
• Total profit: $150,033
• Equity at exit: $12,753

Cash invested: $41,300 (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: 4.0×

Monthly cashflow live

• Estimated rent: $3,042 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $1,490

Break-even live

Break-even rent $1,156

Max offer price $147,500

Occupancy floor 46%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 4 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
6439 N 87th Ct Camas, WA	4.0	2.5	1922	$3,295	$1.71	20d	1	1.32mi

Listing history 23 events

1. 2026-06-18
   days on market $147,500 Active 7 DOM
2. 2026-06-17
   days on market $147,500 Active 6 DOM
3. 2026-06-16
   days on market $147,500 Active 5 DOM
4. 2026-06-15
   days on market $147,500 Active 4 DOM
5. 2026-06-13
   days on market $147,500 Active 2 DOM
6. 2026-06-13
   days on marketlisting id $147,500 Active 1 DOM
7. 2026-06-09
   days on market $147,500 Active 99 DOM
8. 2026-06-08
   days on market $147,500 Active 98 DOM
9. 2026-06-07
   days on market $147,500 Active 97 DOM
10. 2026-06-03
    days on market $147,500 Active 93 DOM
11. 2026-06-02
    days on market $147,500 Active 92 DOM
12. 2026-06-01
    days on market $147,500 Active 91 DOM
13. 2026-05-31
    days on market $147,500 Active 90 DOM
14. 2026-03-02
    listed $147,500 Active 571-char remark

    Show marketing remark (571 chars)

    Bright, inviting floor plan featuring vaulted ceilings and abundant natural light! The primary suite sits just off the living room, while the additional bedrooms are located off the family room, which includes a slider to the front. A garden shed out back offers a charming space for flowers or vegetables. Located in a 55+ community for over 40 years. Space rent is $800+ and includes carport and shed maintenance, plus water and septic. No dogs or rentals allowed. Conveniently located just 10 minutes from I-205 and the 192nd corridor for shopping, dining, and Costco.

15. 2021-06-28
    soldstatus $133,000 Sold 484-char remark

    Show marketing remark (484 chars)

    Nice floor plan boasts vaulted ceilings & lots of natural light! Freshly painted inside. Master suite off living room, other bedrooms off family room with slider to front. Garden shed around back with lovely little area for flowers or veggies. Family owned & operated 55+ Park for over 40 years! Space rent $490 includes carport & shed maintenance, water/septic. NO DOGS or rentals. Only 10 min to 205, 192nd corridor for shopping, restaurants, Costco. Quiet location!

16. 2021-06-01
    status Pending 484-char remark

    Show marketing remark (484 chars)

    Nice floor plan boasts vaulted ceilings & lots of natural light! Freshly painted inside. Master suite off living room, other bedrooms off family room with slider to front. Garden shed around back with lovely little area for flowers or veggies. Family owned & operated 55+ Park for over 40 years! Space rent $490 includes carport & shed maintenance, water/septic. NO DOGS or rentals. Only 10 min to 205, 192nd corridor for shopping, restaurants, Costco. Quiet location!

17. 2021-05-27
    listed $137,500 Active 484-char remark

    Show marketing remark (484 chars)

    Nice floor plan boasts vaulted ceilings & lots of natural light! Freshly painted inside. Master suite off living room, other bedrooms off family room with slider to front. Garden shed around back with lovely little area for flowers or veggies. Family owned & operated 55+ Park for over 40 years! Space rent $490 includes carport & shed maintenance, water/septic. NO DOGS or rentals. Only 10 min to 205, 192nd corridor for shopping, restaurants, Costco. Quiet location!

18. 2016-10-28
    soldstatus $80,000 Sold
19. 2016-10-18
    status Pending
20. 2016-08-24
    status Active
21. 2016-08-16
    status Pending
22. 2016-08-08
    price $84,950
23. 2016-07-20
    listed $89,950 Active

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$509/yr (+$42/mo · 54.3%)

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

Taxation est. · year 1

• Rental income: $36,503
• − Mortgage interest: −$8,262
• − Property taxes: −$937
• − Insurance: −$738
• − Repairs & maintenance: −$2,920
• − Management: −$2,920
• − Depreciation: −$4,291
• Taxable income: $16,435
• Est. tax owed @ 24.0%: −$3,944
• After-tax cash flow: $13,936/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

+64.0% since first listed

10 events — show timeline

• 2026-03-02 Listed $147,500 RMLS
• 2021-06-28 Sold (MLS) $133,000 RMLS
• 2021-06-01 Pending — RMLS
• 2021-05-27 Listed $137,500 RMLS
• 2016-10-28 Sold (MLS) $80,000 RMLS
• 2016-10-18 Pending — RMLS
• 2016-08-24 Relisted — RMLS
• 2016-08-16 Pending — RMLS
• 2016-08-08 Price Changed $84,950 RMLS
• 2016-07-20 Listed $89,950 RMLS

Property tax history

+2.9%/yr

Latest (2026): $937 · +14.8% YoY. Source: county tax records.