21201 NE 58th St #27 · Camas, WA 98682

$54,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 72 Days on market

Built 1984 $59/sqft · 28% below area Est $77k · 28% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located just 10 minutes from I-205 and the 192nd corridor for shopping, dining, and Costco. Located in a 55+ community

Key facts

• Dining
• Costco
• Garage

Tags

• 10 MINUTES FROM I-205
• 192ND CORRIDOR FOR SHOPPING
• DINING
• COSTCO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 34.5% 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; solid renter incomes; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $55k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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: 3.85% ✓
• Cap rate: 34.52%
• Cash-on-cash: 100.82%
• DSCR: 5.49
• GRM: 2.2

CMA / ARV

• ARV (median comp): $76,745
• List price: $54,900
• Delta: -28.46%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21201 NE 58th St #26	0.00mi	2/2.0 (-1)	938 (+2%)	13mo	$114,500	$122	82
21201 NE 58th St #34	0.00mi	2/1.0 (-1)	975 (+6%)	1mo	$75,000	$77	81
21201 NE 58th St #30	0.00mi	2/1.0 (-1)	966 (+4%)	23mo	$105,000	$109	65
21201 NE 58th St #10	0.00mi	2/2.0 (-1)	1,008 (+9%)	19mo	$58,997	$59	64

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: 99.2%
• Equity multiple: 5.45×
• Total profit: $68,462
• Equity at exit: $8,186

10-year hold

• IRR: —
• Equity multiple: 10.52×
• Total profit: $146,379
• Equity at exit: $4,747

Cash invested: $15,372 (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: 2.2×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,291

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 34%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $54,900 Active 72 DOM
2. 2026-06-17
   days on market $54,900 Active 71 DOM
3. 2026-06-16
   days on market $54,900 Active 70 DOM
4. 2026-06-15
   pricedays on market $54,900 Active 69 DOM
5. 2026-06-13
   days on market $58,000 Active 67 DOM
6. 2026-06-13
   days on market $58,000 Active 66 DOM
7. 2026-06-09
   days on market $58,000 Active 63 DOM
8. 2026-06-08
   days on market $58,000 Active 62 DOM
9. 2026-06-07
   pricedays on market $58,000 Active 61 DOM
10. 2026-06-03
    days on market $60,000 Active 57 DOM
11. 2026-06-02
    days on market $60,000 Active 56 DOM
12. 2026-06-01
    days on market $60,000 Active 55 DOM
13. 2026-05-31
    days on market $60,000 Active 54 DOM
14. 2026-04-07
    listed $60,000 Active 131-char remark

    Show marketing remark (131 chars)

    Conveniently located just 10 minutes from I-205 and the 192nd corridor for shopping, dining, and Costco. Located in a 55+ community

15. 1999-08-25
    soldstatus $24,900 185-char remark

    Show marketing remark (185 chars)

    SUBJECT TO PARK MANAGERS APPROVAL. 1984 FLEETWOOD 14X66. 2 BR/2 BT. NEWER CARPETS, NEWER STANDING STEEL ROOF-WELL MAINTAINED, NEAT, CLEAN, SKYLIGHT. NO DOGS OR CATS. NON SMOKER HOME.

16. 1999-06-28
    listed $24,900 185-char remark

    Show marketing remark (185 chars)

    SUBJECT TO PARK MANAGERS APPROVAL. 1984 FLEETWOOD 14X66. 2 BR/2 BT. NEWER CARPETS, NEWER STANDING STEEL ROOF-WELL MAINTAINED, NEAT, CLEAN, SKYLIGHT. NO DOGS OR CATS. NON SMOKER HOME.

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

Taxation est. · year 1

• Rental income: $25,380
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$1,597
• Taxable income: $15,549
• Est. tax owed @ 24.0%: −$3,732
• After-tax cash flow: $11,766/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

+141.0% since first listed

3 events — show timeline

• 2026-04-07 Listed $60,000 RMLS
• 1999-08-25 Sold (MLS) $24,900 RMLS
• 1999-06-28 Listed $24,900 RMLS

Property tax history

-2.3%/yr

Latest (2026): $101 · +34.7% YoY. Source: county tax records.