5404 NE 121st Ave #59 · Vancouver, WA 98682

$114,999

2 bd · 2.0 ba · 1,149 sqft · Manufactured public records · 164 Days on market

Built 1976 $100/sqft · 20% below area Est $142k · 19% 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 +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

Key facts

• Garden work station
• New exterior paint
• Newer appliances

Tags

• NEWER APPLIANCES
• WASHER AND DRYER STAYS
• SECURED CARPORT
• NEW SHEDS
• GARDEN WORK STATION
• NEW EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.7% in Vancouver — 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 82/100 on livability (#62 in WA, #1,133 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, cost of living D-.
• 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; 463 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $115k implies a 290% gain — meaningful room to come down on a strong offer.

Recommended offer $101,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.68%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $142,500
• List price: $114,999
• Delta: -19.30%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5404 121st St #20	0.00mi	3/2.0 (+1)	1,147 (-0%)	2mo	$127,000	$111	93
5404 NE 121st Ave #34	0.00mi	2/2.0	1,116 (-3%)	5mo	$75,000	$67	91
5404 NE 121st Ave #80	0.00mi	2/2.0	1,071 (-7%)	13mo	$137,700	$129	78
5101 NE 121st Ave #20	0.23mi	2/2.0	1,232 (+7%)	16mo	$210,000	$170	64
5101 NE 121st Ave #91	0.23mi	3/2.0 (+1)	1,080 (-6%)	15mo	$145,000	$134	62
5101 NE 121st Ave #21	0.23mi	3/2.0 (+1)	1,289 (+12%)	4mo	$145,000	$112	61
5404 NE 121st Ave #105	0.00mi	3/2.0 (+1)	1,285 (+12%)	20mo	$112,995	$88	59
5101 NE 121st Ave #43	0.23mi	2/2.0	1,250 (+9%)	20mo	$195,000	$156	57
13217 NE 59th St #114	0.66mi	3/2.0 (+1)	1,188 (+3%)	12mo	$135,000	$114	48
5101 NE 121st Ave #177	0.35mi	3/2.0 (+1)	1,282 (+12%)	17mo	$200,000	$156	45
13216 NE 59 #34	0.75mi	3/2.0 (+1)	1,213 (+6%)	8mo	$165,000	$136	44
13216 NE 59th St #50	0.75mi	3/2.0 (+1)	1,080 (-6%)	15mo	$164,900	$153	38

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: 16.7%
• Equity multiple: 1.65×
• Total profit: $21,017
• Equity at exit: $17,147

10-year hold

• IRR: 23.5%
• Equity multiple: 2.81×
• Total profit: $58,237
• Equity at exit: $9,943

Cash invested: $32,200 (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: 463
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$603
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $689

Break-even live

Break-even rent $945

Max offer price $114,999

Occupancy floor 57%

Sensitivity live

Price	-10% $754	-5% $722	+0% $689	+5% $657	+10% $624
Rent	-10% $545	-5% $617	+0% $689	+5% $761	+10% $833
Rate	-1.0pp $747	-0.5pp $718	base $689	+0.5pp $659	+1.0pp $629

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5264 NE 121st Ave Vancouver, WA	2.0	2.0	944	$1,850	$1.96	45d	1	0.06mi
11328 NE 51st Cir Vancouver, WA	2.0–4.0	1.0–2.0	1086	$1,549	$1.43	9d	8	0.25mi
11716 NE 49th St Vancouver, WA	1.0–3.0	1.0–2.5	1090	$1,788	$1.64	0d	13	0.25mi
11412 NE 49th St Vancouver, WA	1.0–2.0	1.0–2.0	810	$1,665	$2.06	0d	8	0.32mi
4619 NE 112th Ave Vancouver, WA	1.0–3.0	1.0–2.0	820	$1,650	$2.01	0d	25	0.40mi
11205 NE 49th St Unit 11303D Vancouver, WA	2.0	1.0	944	$1,595	$1.69	21d	1	0.45mi
11205 NE 49th St Unit 11209B Vancouver, WA	2.0	1.0	1104	$1,675	$1.52	13d	1	0.45mi
12600 NE 49th St Unit F16 Vancouver, WA	2.0	2.0	1170	$1,695	$1.45	25d	1	0.47mi
4821 NE 110th Ave Vancouver, WA	2.0	2.0	1020	$1,595	$1.56	25d	3	0.49mi
11114 NE 48th Cir Unit B Vancouver, WA	2.0	1.0	700	$1,395	$1.99	45d	1	0.50mi
11111 NE 48th Cir Unit D Vancouver, WA	2.0	1.0	860	$1,575	$1.83	45d	1	0.51mi
10809 NE 48th Cir Apt C Vancouver, WA	2.0	1.0	806	$1,395	$1.73	45d	1	0.66mi
6811 NE 121st Ave Vancouver, WA	1.0–3.0	1.0–2.0	887	$1,957	$2.21	0d	26	0.72mi
11603 NE 71st St Vancouver, WA	1.0–3.0	1.0–2.0	991	$2,132	$2.15	0d	49	0.76mi
6001 NE 102nd Ave Vancouver, WA	2.0–3.0	2.0	1125	$1,750	$1.56	3d	6	0.81mi
4202 NE Morrow Rd #203 Vancouver, WA	2.0	1.5	921	$1,795	$1.95	45d	1	0.82mi
4202 NE Morrow Rd #201 Vancouver, WA	3.0	2.0	1155	$2,345	$2.03	45d	1	0.82mi
4202 NE Morrow Rd Vancouver, WA	3.0	2.0	1155	$2,395	$2.07	45d	1	0.82mi
10300 NE 61st Cir Unit 10315 Vancouver, WA	3.0	2.5	1486	$2,495	$1.68	25d	1	0.83mi
5719 NE 135th Ave Vancouver, WA	3.0	2.0	1260	$1,995	$1.58	45d	1	0.84mi
4000 NE 109th Ave Vancouver, WA	1.0–2.0	1.0–2.5	780	$1,950	$2.50	4d	2	0.93mi
3708 NE 109th Ave Vancouver, WA	1.0–3.0	1.0–2.0	854	$1,816	$2.13	0d	32	1.05mi
13806 NE 47th St Vancouver, WA	3.0	2.0	1185	$2,779	$2.35	21d	1	1.06mi
3702 NE 132nd Ave Unit 1 Vancouver, WA	2.0	1.0	790	$1,825	$2.31	9d	1	1.11mi
6603 NE 137th Ave Vancouver, WA	2.0	1.0	750	$1,545	$2.06	45d	1	1.12mi
11703 NE 32nd St Vancouver, WA	2.0	2.0	1158	$2,095	$1.81	45d	1	1.15mi
7020 NE 100th Ct Vancouver, WA	2.0	1.0	980	$1,649	$1.68	21d	1	1.22mi
7815 NE 117th Ave Unit 7815-2 Vancouver, WA	3.0	1.5	1200	$1,845	$1.54	45d	1	1.23mi
6715 NE 139th Pl Vancouver, WA	3.0	2.5	1423	$2,400	$1.69	5d	1	1.24mi
6719 NE 139th Pl Vancouver, WA	3.0	2.5	1492	$2,570	$1.72	45d	1	1.25mi
13608 NE 72nd St Vancouver, WA	1.0	1.0	767	$1,450	$1.89	0d	1	1.31mi
6513 NE 94th Ave Vancouver, WA	1.0	1.0	800	$1,195	$1.49	4d	1	1.33mi
7505 NE 135th Ave Unit A Vancouver, WA	2.0	1.0	840	$1,800	$2.14	9d	1	1.37mi
7505 NE 135th Ave Unit B Vancouver, WA	2.0	1.0	840	$1,800	$2.14	9d	1	1.37mi
9013 NE 54th St Vancouver, WA	2.0	2.0	1033	$1,405	$1.36	3d	2	1.39mi
2642 NE 116th Pl Vancouver, WA	3.0	2.0	1434	$2,350	$1.64	17d	1	1.39mi
9009 NE 54th St Vancouver, WA	1.0–3.0	1.0–2.0	1175	$2,098	$1.78	0d	6	1.39mi
2601 NE 115th Pl Vancouver, WA	3.0	2.5	1435	$2,800	$1.95	45d	1	1.44mi
3605 NE 141st Ave Vancouver, WA	3.0	2.0	1126	$2,500	$2.22	4d	1	1.46mi
9807 NE 76th Way Vancouver, WA	3.0	2.5	1461	$2,345	$1.60	3d	2	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $114,999 Active 164 DOM
2. 2026-06-18
   days on market $114,999 Active 161 DOM
3. 2026-06-17
   days on market $114,999 Active 160 DOM
4. 2026-06-16
   days on market $114,999 Active 159 DOM
5. 2026-06-15
   days on market $114,999 Active 158 DOM
6. 2026-06-13
   days on market $114,999 Active 156 DOM
7. 2026-06-13
   days on market $114,999 Active 155 DOM
8. 2026-06-09
   days on market $114,999 Active 152 DOM
9. 2026-06-08
   days on market $114,999 Active 151 DOM
10. 2026-06-07
    days on market $114,999 Active 150 DOM
11. 2026-06-03
    days on market $114,999 Active 146 DOM
12. 2026-06-02
    days on market $114,999 Active 145 DOM
13. 2026-06-01
    days on market $114,999 Active 144 DOM
14. 2026-05-31
    days on market $114,999 Active 143 DOM
15. 2026-04-29
    price $114,999

    Show marketing remark (935 chars)

    Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

16. 2026-04-29
    price $114,999 935-char remark

    Show marketing remark (935 chars)

    Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

17. 2026-03-08
    price $139,999

    Show marketing remark (935 chars)

    Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

18. 2026-03-08
    price $139,999 935-char remark

    Show marketing remark (935 chars)

    Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

19. 2026-01-26
    price $148,999 935-char remark

    Show marketing remark (935 chars)

    Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

20. 2026-01-26
    price $148,999

    Show marketing remark (935 chars)

    Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

21. 2026-01-06
    listed $150,000 Active

    Show marketing remark (935 chars)

    Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

22. 2026-01-06
    listed $150,000 Active 935-char remark

    Show marketing remark (935 chars)

    Fresh for spring in the sought-after Fair Oaks Community! This beautifully maintained 2-bedroom, 2-bath home offers 1,149 sq ft of comfortable living space with a light, bright, and updated feel throughout. Thoughtful improvements include a newer HVAC system (2023), vinyl windows (2022), refreshed interior and exterior paint, and durable LVP flooring that ties the home together seamlessly. The updated kitchen is move-in ready with all appliances included, plus washer and dryer for added convenience. Enjoy functional living with built-in storage and a covered carport for easy everyday access. Step outside and embrace the season with two newer storage sheds and a dedicated gardening area perfect for flowers, vegetables, or outdoor hobbies. Clean, refreshed, and full of charm, this move-in ready home offers easy living in a welcoming community setting. Don’t miss your chance to enjoy springtime and beyond in Fair Oaks!

23. 2011-12-12
    soldstatus $29,500 Sold 311-char remark

    Show marketing remark (311 chars)

    Wonderfully maintained and updated home. New S.S. appliances, carpet, flooring, vinyl windows, furnace, heatpump, drywall& more. Corner lot with carport and small shop bldg that is wired for lights & outlets. This home is warm, inviting & waiting for you to call it home. 1 yr AHS warranty included.

24. 2011-11-17
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Wonderfully maintained and updated home. New S.S. appliances, carpet, flooring, vinyl windows, furnace, heatpump, drywall& more. Corner lot with carport and small shop bldg that is wired for lights & outlets. This home is warm, inviting & waiting for you to call it home. 1 yr AHS warranty included.

25. 2011-11-14
    status Active 311-char remark

    Show marketing remark (311 chars)

    Wonderfully maintained and updated home. New S.S. appliances, carpet, flooring, vinyl windows, furnace, heatpump, drywall& more. Corner lot with carport and small shop bldg that is wired for lights & outlets. This home is warm, inviting & waiting for you to call it home. 1 yr AHS warranty included.

26. 2011-11-12
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Wonderfully maintained and updated home. New S.S. appliances, carpet, flooring, vinyl windows, furnace, heatpump, drywall& more. Corner lot with carport and small shop bldg that is wired for lights & outlets. This home is warm, inviting & waiting for you to call it home. 1 yr AHS warranty included.

27. 2011-10-12
    listed $32,500 Active 311-char remark

    Show marketing remark (311 chars)

    Wonderfully maintained and updated home. New S.S. appliances, carpet, flooring, vinyl windows, furnace, heatpump, drywall& more. Corner lot with carport and small shop bldg that is wired for lights & outlets. This home is warm, inviting & waiting for you to call it home. 1 yr AHS warranty included.

28. 1999-10-01
    soldstatus $18,800
29. 1999-08-17
    listed $19,900

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,811
• − Mortgage interest: −$6,442
• − Property taxes: −$1,150
• − Insurance: −$575
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$3,345
• Taxable income: $6,809
• Est. tax owed @ 24.0%: −$1,634
• After-tax cash flow: $6,635/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 — Vancouver

• Score: 82/100
• State rank: #62
• US rank: #1133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vancouver, WA
• County: Clark County · 513,189 people
• City population: 360,195
• 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

+477.9% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $114,999 NWMLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $114,999 RMLS
• 2026-03-08 Price Changed $139,999 NWMLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $139,999 RMLS
• 2026-01-26 Price Changed $148,999 RMLS
• 2026-01-26 Price Changed $148,999 NWMLS as Distributed by MLS Grid
• 2026-01-06 Listed $150,000 RMLS
• 2026-01-06 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2011-12-12 Sold (MLS) $29,500 RMLS
• 2011-11-17 Pending — RMLS
• 2011-11-14 Relisted — RMLS
• 2011-11-12 Pending — RMLS
• 2011-10-12 Listed $32,500 RMLS
• 1999-10-01 Sold (MLS) $18,800 RMLS
• 1999-08-17 Listed $19,900 RMLS

Property tax history

+20.4%/yr

Latest (2026): $1,150 · +59.2% YoY. Source: county tax records.