1835 SE 7th Ave · Camas, WA 98607

$725,000

16 bd · 16.0 ba · 2,112 sqft · MultiFamily public records · 3 Days on market

Built 1999 9,148 sqft lot $343/sqft · 6% above area Est $671k · 8% over

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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).

• Cash flow +15.7/30.0
• Schools +6.9/10.0
• DSCR +4.8/10.0
• ARV discount +3.8/15.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Investment opportunity!! Camas 4-Plex with all units rented. Tucked away on a quiet flag lot, this well maintained 4-plex offers investors a turnkey income property with thoughtful updates already in place. Each of the four units have 1 bedroom, 1 bathroom and are designed for comfortable, low-maintenance living. Every unit comes equipped with a stove top, fridge, dishwasher and stackable laundry. Complete with 2 parking spots for each unit, this sets the property apart in a competitive rental market. Roof was replaced in 2019 along with a fresh coat of exterior paint.

Key facts

• 2 parking spots
• Thoughtful updates
• Quiet flag lot

Tags

• QUIET FLAG LOT
• TURNKEY INCOME PROPERTY
• THOUGHTFUL UPDATES
• STACKABLE LAUNDRY
• 2 PARKING SPOTS
• ROOF REPLACED

Property features AI

Finance

• Financial info: Gross scheduled income: $62,400; Gross adjusted income: $60,000; Total monthly income: $5,200; Net operating income: $50,000; Total expenses: $10,772; Insurance expense: $5,400; Gross rent multiplier: 11; Listing terms: Cash or Conventional

Exterior

• Parking: 8 uncovered parking spaces
• Utilities: Public water; Sewer connected; Electric power
• Home design: Quadruplex (multi-family residential income); Single-story building; Electric energy source; Average condition
• Construction: Wood construction; Composition roof; Effective year built: 1999
• Exterior features: Wood exterior

Interior

• Kitchen: Each unit includes a range/oven; Each unit includes a refrigerator; Each unit includes a dishwasher
• Bedrooms: Four 1-bedroom units
• Flooring: Laminate; Carpet
• Bathrooms: Four 1-bathroom units
• Heating & cooling: Wall furnace heating; No cooling
• Interior features: Laminate and carpet flooring; Wall furnace heating; No central air conditioning
• Laundry & utility: Washer/dryer provided in most units (3 of 4 units have in-unit washer/dryer)

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $725k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive. Per door: $78/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $616k (15.1% below list).
• Recommended offer: $616k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Camas School District (suburban): math 73% / reading 80% proficiency, ranked #8 of 291 in WA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodburn Elementary (622 students, 21% FRL); Camas High School (1,964 students, 15% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 554 active listings in the ZIP; high-income renter base; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• At $6,158/mo this rent would consume 58% of the median local household income ($128k/yr) (locally 636% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $615,800 (15.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $670,515
• List price: $725,000
• Delta: 8.13%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.46% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-101,059
• Equity at exit: $108,100

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-76,601
• Equity at exit: $62,685

Cash invested: $203,000 (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 98607

• Rents YoY: 2.5%
• Active inventory: 554
• Price-to-rent: 39.2×

Monthly cashflow live

• Estimated rent: $6,158 high
• Mortgage (P&I): −$3,802
• Tax from tax record: −$448 /mo · $5,372/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,293
• Net cashflow: $313

Break-even live

Break-even rent $5,762

Max offer price $725,000

Occupancy floor 90%

Sensitivity live

Price	-10% $723	-5% $518	+0% $313	+5% $108	+10% $-97
Rent	-10% $-173	-5% $70	+0% $313	+5% $556	+10% $800
Rate	-1.0pp $678	-0.5pp $497	base $313	+0.5pp $125	+1.0pp $-66

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$6,156
Total (4 units)			$6,158

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-03
   status Pending 575-char remark

   Show marketing remark (575 chars)

   Investment opportunity!! Camas 4-Plex with all units rented. Tucked away on a quiet flag lot, this well maintained 4-plex offers investors a turnkey income property with thoughtful updates already in place. Each of the four units have 1 bedroom, 1 bathroom and are designed for comfortable, low-maintenance living. Every unit comes equipped with a stove top, fridge, dishwasher and stackable laundry. Complete with 2 parking spots for each unit, this sets the property apart in a competitive rental market. Roof was replaced in 2019 along with a fresh coat of exterior paint.

2. 2026-05-03
   status Pending

   Show marketing remark (575 chars)

   Investment opportunity!! Camas 4-Plex with all units rented. Tucked away on a quiet flag lot, this well maintained 4-plex offers investors a turnkey income property with thoughtful updates already in place. Each of the four units have 1 bedroom, 1 bathroom and are designed for comfortable, low-maintenance living. Every unit comes equipped with a stove top, fridge, dishwasher and stackable laundry. Complete with 2 parking spots for each unit, this sets the property apart in a competitive rental market. Roof was replaced in 2019 along with a fresh coat of exterior paint.

3. 2026-04-30
   listed $725,000 Active 575-char remark

   Show marketing remark (575 chars)

   Investment opportunity!! Camas 4-Plex with all units rented. Tucked away on a quiet flag lot, this well maintained 4-plex offers investors a turnkey income property with thoughtful updates already in place. Each of the four units have 1 bedroom, 1 bathroom and are designed for comfortable, low-maintenance living. Every unit comes equipped with a stove top, fridge, dishwasher and stackable laundry. Complete with 2 parking spots for each unit, this sets the property apart in a competitive rental market. Roof was replaced in 2019 along with a fresh coat of exterior paint.

4. 2026-04-30
   listed $725,000 Active

   Show marketing remark (575 chars)

   Investment opportunity!! Camas 4-Plex with all units rented. Tucked away on a quiet flag lot, this well maintained 4-plex offers investors a turnkey income property with thoughtful updates already in place. Each of the four units have 1 bedroom, 1 bathroom and are designed for comfortable, low-maintenance living. Every unit comes equipped with a stove top, fridge, dishwasher and stackable laundry. Complete with 2 parking spots for each unit, this sets the property apart in a competitive rental market. Roof was replaced in 2019 along with a fresh coat of exterior paint.

5. 2024-03-14
   historical $1,295
6. 2024-01-29
   listed $1,295
7. 2024-01-07
   historical $1,295
8. 2023-12-01
   listed $1,295
9. 2023-07-20
   soldstatus $624,800 Closed 384-char remark

   Show marketing remark (384 chars)

   4-PLEX WITH 8 PARKING SPACES! Situated on a flag lot, the property's driveway leads to a one-level 4-plex with four 1 bedroom/1 bath units, each with living area, kitchen with appliances including dishwasher; one full bath and one bedroom with interior stackable washer/dryer hook-ups in each unit. GREAT PARKING. New roof in 2019 and new exterior paint. New interior paint in Unit 2.

10. 2023-06-04
    status Pending 384-char remark

    Show marketing remark (384 chars)

    4-PLEX WITH 8 PARKING SPACES! Situated on a flag lot, the property's driveway leads to a one-level 4-plex with four 1 bedroom/1 bath units, each with living area, kitchen with appliances including dishwasher; one full bath and one bedroom with interior stackable washer/dryer hook-ups in each unit. GREAT PARKING. New roof in 2019 and new exterior paint. New interior paint in Unit 2.

11. 2023-06-01
    listed $590,000 Active 384-char remark

    Show marketing remark (384 chars)

    4-PLEX WITH 8 PARKING SPACES! Situated on a flag lot, the property's driveway leads to a one-level 4-plex with four 1 bedroom/1 bath units, each with living area, kitchen with appliances including dishwasher; one full bath and one bedroom with interior stackable washer/dryer hook-ups in each unit. GREAT PARKING. New roof in 2019 and new exterior paint. New interior paint in Unit 2.

12. 2009-02-13
    soldstatus $183,200
13. 2008-12-24
    historical
14. 2008-08-22
    listed $216,000
15. 2005-04-28
    soldstatus $255,000
16. 2003-01-21
    soldstatus $228,500
17. 2003-01-21
    soldstatus $228,500
18. 2002-11-08
    listed $229,000
19. 1987-10-15
    soldstatus $20,000

ⓘ 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: $5,372 · $448/mo
• Projected year-2 tax: $7,105 · $592/mo
• Expected delta: +$1,733/yr (+$144/mo · 32.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,896
• − Mortgage interest: −$40,611
• − Property taxes: −$5,372
• − Insurance: −$3,625
• − Repairs & maintenance: −$5,912
• − Management: −$5,912
• − Depreciation: −$21,091
• Taxable loss: −$8,627
• Est. tax savings @ 24.0%: +$2,070
• After-tax cash flow: $5,827/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: Camas School District
• NCES district ID: 5300810
• Math proficiency: 73% ▲ 1.00%
• Reading proficiency: 80% ▼ -2.00%
• Median HH income: $85,054
• Composite: 69.02/100
• National rank: #656
• State rank: #8 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

• Census place: Camas, WA
• County: Clark County · 513,189 people
• City population: 35,867
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 35,867
• Household income: $128,318
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 636.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 11% Asian 10% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Portuguese 4% Lithuanian 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 87% English-only · Chinese 4% Russian/Polish/Slavic 2% Spanish 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: ▼ -392.89%
• Current HPI: 296.7273
• Rent YoY: ▲ 2.46%
• 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

+3270.0% since first listed

22 events — show timeline

• 2026-06-10 Sold (Public Records) $674,000 Public Records
• 2026-06-10 Sold (MLS) $674,000 RMLS
• 2026-06-10 Sold (MLS) $674,000 NWMLS as Distributed by MLS Grid
• 2026-05-03 Pending — RMLS
• 2026-05-03 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-30 Listed $725,000 RMLS
• 2026-04-30 Listed $725,000 NWMLS as Distributed by MLS Grid
• 2024-03-14 Rental Removed $1,295 APPFOLIO
• 2024-01-29 Listed for Rent $1,295 APPFOLIO
• 2024-01-07 Rental Removed $1,295 APPFOLIO
• 2023-12-01 Listed for Rent $1,295 APPFOLIO
• 2023-07-20 Sold (MLS) $624,800 RMLS
• 2023-06-04 Pending — RMLS
• 2023-06-01 Listed $590,000 RMLS
• 2009-02-13 Sold (MLS) $183,200 RMLS
• 2008-12-24 Delisted — RMLS
• 2008-08-22 Listed $216,000 RMLS
• 2005-04-28 Sold (Public Records) $255,000 Public Records
• 2003-01-21 Sold (Public Records) $228,500 Public Records
• 2003-01-21 Sold (MLS) $228,500 RMLS
• 2002-11-08 Listed $229,000 RMLS
• 1987-10-15 Sold (Public Records) $20,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $5,372 · +8.0% YoY. Source: county tax records.