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Cap Rate Analysis: Vancouver, WA

Investment metrics, interactive calculators, and data-driven analysis for Vancouver rental properties.

◇
Challenging for pure cash flow
Based on $430,000 median price and $1,680/mo median rent
Est. Cap Rate
2.78%
1% Rule
0.39%
Fails
GRM
21.3x
Price / Income
6.9x

Market Data

Median Home Price$430,000
Median Monthly Rent$1,680
Property Tax Rate0.9%
Population195,100
Population Growth1.5% / yr
Median Household Income$62,400
Vacancy Rate4.5%
Annual Appreciation2.8%

Cap Rate Calculator — Vancouver

Pre-filled with Vancouver medians. Adjust to match a specific property.

Property Details
$
$
3–8% typical
%
Monthly Expenses
0.9% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
2.33%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$10,037
net operating income
Gross Rent Multiplier
21.3x
High (>15)
1% Rule
0.39%
✗ Fails
Monthly Cash Flow
$836
before debt service
Annual Breakdown
Gross Rental Income$20,160
Less Vacancy−$907
Effective Income$19,253
Less Operating Expenses−$9,216
Net Operating Income$10,037

Cash-on-Cash Return — Vancouver

Factor in financing to see your actual return on invested capital in Vancouver.

$
$107,500
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-11.25%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$120,400
$107,500 down + $12,900 closing
Monthly Mortgage
$2,102
on $323K loan
Monthly Cash Flow
$-1,128
after all expenses
Annual Cash Flow
$-13,542
before taxes
Cash Flow Breakdown
Monthly Rent$1,680
Less Expenses−$706
Less Mortgage−$2,102
Monthly Cash Flow$-1,128

Is Vancouver a Good Place to Invest in Rental Property?

Vancouver, WA has a population of 195,100 and has been growing at 1.5% annually — above the national average, suggesting steady demand pressure on housing. The median home price of $430,000 paired with median rents of $1,680/mo produces an estimated cap rate of 2.78%.

Property taxes at 0.9% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 4.5% is impressively low, indicating tight rental supply and strong tenant demand — favorable for landlords.

At a price-to-income ratio of 6.9x, homes cost about 6.9 times the local median income of $62,400. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 2.8% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.

Bottom line: At current median prices, Vancouver is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.

Run a BRRRR analysis for Vancouver
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