11510 NW 29th Pl · Felida, WA 98685

$502,200

4 bd · 2.5 ba · 2,416 sqft · SingleFamily public records · 63 Days on market

Built 2005 3,484 sqft lot $208/sqft · 7% below area Est $541k · 7% under

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Why this score? — see what drove the D 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).

• ARV discount +10.7/15.0
• Cash flow +10.2/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the popular Felida area of Vancouver, this 4 bedroom, 2.5 bath home offers a well designed floorplan with comfortable living space. The layout is practical and easy to enjoy, 4th bedroom on main floor can be an office or den. The open kitchen, dining, and living area is perfect for everyday living. Upstairs, you’ll find a large bonus room that can be used as a family room, media space, or play area. The primary bedroom includes a walk-in closet and a relaxing soaking tub. The utility room with laundry tray is conveniently located just down the hall from the bedrooms.Schools including Felida Elementary are highly rated. Photos were previously taken when the home was staged.

Key facts

• Large bonus room
• Utility room
• Walk-in closet

Tags

• HOME OFFICE
• OPEN KITCHEN
• LARGE BONUS ROOM
• WALK-IN CLOSET
• SOAKING TUB
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $502k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $452k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $386k (23.0% below list).
• Recommended offer: $386k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 1.5% in Felida — 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 77/100 on livability (#144 in WA, #2,877 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Vancouver School District (suburban): math 43% / reading 53% proficiency, ranked #156 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Felida Elementary School (633 students, 19% FRL); Thomas Jefferson Middle School (743 students, 36% FRL); Columbia River High (1,134 students, 32% FRL) — zoned schools average 29% FRL vs 44% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 237 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• This rent runs 35% of the median local income ($131k/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 $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($472k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $56k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $386,452 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

• ARV (median comp): $541,183
• List price: $502,200
• Delta: -7.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2718 NW 117th Cir	0.13mi	4/3.0	2,172 (-10%)	1mo	$490,900	$226	74
11801 NW 26th Ave	0.25mi	4/3.0	2,091 (-14%)	7mo	$630,000	$301	58
3216 NW 105th St	0.48mi	4/3.0	2,165 (-10%)	2mo	$625,000	$289	57
11117 NW 17th Ave	0.69mi	3/2.0 (-1)	2,324 (-4%)	2mo	$600,000	$258	53
11111 NW 19th Ave	0.61mi	4/3.0	2,600 (+8%)	5mo	$750,000	$288	53
10916 NW 33rd Ave	0.33mi	3/3.0 (-1)	2,102 (-13%)	5mo	$560,000	$266	52
10505 NW 26th Ave	0.55mi	3/3.0 (-1)	2,166 (-10%)	2mo	$375,100	$173	48
1602 NW 119th St	0.72mi	4/2.0	2,177 (-10%)	2mo	$650,000	$299	46
2201 NW 128th St	0.74mi	3/3.0 (-1)	2,286 (-5%)	7mo	$625,000	$273	44
1905 NW 110th Cir	0.61mi	3/2.0 (-1)	2,108 (-13%)	7mo	$679,000	$322	38
3306 NW 103rd St	0.60mi	5/3.0 (+1)	2,759 (+14%)	5mo	$872,000	$316	37
12303 NW 17th Ave	0.73mi	3/3.0 (-1)	2,674 (+11%)	6mo	$1,748,027	$654	36

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-94,421
• Equity at exit: $74,880

10-year hold

• IRR: -9.3%
• Equity multiple: 0.40×
• Total profit: $-84,709
• Equity at exit: $43,421

Cash invested: $140,616 (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 98685

• Rents YoY: 4.2%
• Active inventory: 237
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,865 medium
• Mortgage (P&I): −$2,634
• Tax from tax record: −$492 /mo · $5,901/yr
• Insurance: −$209
• HOA: −$0
• Vacancy / Maint / Mgmt: −$812
• Net cashflow: $-282

Break-even live

Break-even rent $4,221

Max offer price $452,444

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-140	+0% $-282	+5% $-424	+10% $-566
Rent	-10% $-587	-5% $-434	+0% $-282	+5% $-129	+10% $24
Rate	-1.0pp $-29	-0.5pp $-154	base $-282	+0.5pp $-412	+1.0pp $-544

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: $125,550
• Closing costs: $15,066
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10402 NW 32nd Dr Vancouver, WA	3.0	2.5	2046	$4,300	$2.10	19d	1	0.60mi
14415 NW 25th Ct Vancouver, WA	4.0	2.5	2859	$3,495	$1.22	16d	1	1.45mi

Listing history 18 events

1. 2026-06-19
   status $502,200 Pending 63 DOM
2. 2026-06-18
   days on market $502,200 Active 63 DOM
3. 2026-06-17
   statusdays on market $502,200 Active 62 DOM
4. 2026-06-02
   status $502,200 Pending 61 DOM
5. 2026-06-01
   days on market $502,200 Active 61 DOM
6. 2026-05-31
   days on market $502,200 Active 60 DOM
7. 2026-05-18
   price $502,200 698-char remark

   Show marketing remark (698 chars)

   Located in the popular Felida area of Vancouver, this 4 bedroom, 2.5 bath home offers a well designed floorplan with comfortable living space. The layout is practical and easy to enjoy, 4th bedroom on main floor can be an office or den. The open kitchen, dining, and living area is perfect for everyday living. Upstairs, you’ll find a large bonus room that can be used as a family room, media space, or play area. The primary bedroom includes a walk-in closet and a relaxing soaking tub. The utility room with laundry tray is conveniently located just down the hall from the bedrooms.Schools including Felida Elementary are highly rated. Photos were previously taken when the home was staged.

8. 2026-04-01
   listed $558,000 Active 698-char remark

   Show marketing remark (698 chars)

   Located in the popular Felida area of Vancouver, this 4 bedroom, 2.5 bath home offers a well designed floorplan with comfortable living space. The layout is practical and easy to enjoy, 4th bedroom on main floor can be an office or den. The open kitchen, dining, and living area is perfect for everyday living. Upstairs, you’ll find a large bonus room that can be used as a family room, media space, or play area. The primary bedroom includes a walk-in closet and a relaxing soaking tub. The utility room with laundry tray is conveniently located just down the hall from the bedrooms.Schools including Felida Elementary are highly rated. Photos were previously taken when the home was staged.

9. 2021-10-25
   soldstatus $504,000 Sold 320-char remark

   Show marketing remark (320 chars)

   Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

10. 2021-09-26
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

11. 2021-09-20
    status Active 320-char remark

    Show marketing remark (320 chars)

    Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

12. 2021-09-12
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

13. 2021-09-02
    status Active 320-char remark

    Show marketing remark (320 chars)

    Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

14. 2021-08-30
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

15. 2021-08-14
    status Active 320-char remark

    Show marketing remark (320 chars)

    Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

16. 2021-08-14
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

17. 2021-08-04
    listed $499,000 Active 320-char remark

    Show marketing remark (320 chars)

    Looking for a roomy floor plan? Great room living with gas fireplace and walk out to semi covered back porch. Main floor bedroom or great for an office. Vaulted ceilings upstairs with very spacious bedrooms. Primary bathroom is very open with soaking tub and nice walk in closet. Bonus room upstairs is light and bright.

18. 2005-11-14
    soldstatus $295,365

ⓘ 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: $5,901 · $492/mo
• Projected year-2 tax: $5,901 · $492/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,374
• − Mortgage interest: −$28,131
• − Property taxes: −$5,901
• − Insurance: −$2,511
• − Repairs & maintenance: −$3,710
• − Management: −$3,710
• − Depreciation: −$14,609
• Taxable loss: −$12,199
• Est. tax savings @ 24.0%: +$2,928
• After-tax cash flow: $-452/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: Vancouver School District
• NCES district ID: 5309270
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,562
• Composite: 43.45/100
• National rank: #6479
• State rank: #156 of 291 in WA

Livability — Felida

• Score: 77/100
• State rank: #144
• US rank: #2877

Category grades

Amenities F Commute A+ 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

• Census place: Felida, WA
• County: Clark County · 513,189 people
• City population: 30,044
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 30,607
• Household income: $130,972
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 224.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 4% Slovak 4%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 3% Russian/Polish/Slavic 2% Chinese 1%

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: ▼ -365.76%
• Current HPI: 287.4288
• Rent YoY: ▲ 4.25%
• 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

+70.0% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $502,200 RMLS
• 2026-04-01 Listed $558,000 RMLS
• 2021-10-25 Sold (MLS) $504,000 RMLS
• 2021-09-26 Pending — RMLS
• 2021-09-20 Relisted — RMLS
• 2021-09-12 Pending — RMLS
• 2021-09-02 Relisted — RMLS
• 2021-08-30 Pending — RMLS
• 2021-08-14 Relisted — RMLS
• 2021-08-14 Pending — RMLS
• 2021-08-04 Listed $499,000 RMLS
• 2005-11-14 Sold (Public Records) $295,365 Public Records

Property tax history

+3.5%/yr

Latest (2026): $5,901 · +6.6% YoY. Source: county tax records.