Portland-Vancouver-Hillsboro, OR-WA · Washington
Clark County
510,516 residents3,329 permits TTM$94,948 median HHI18 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$487,900
ACS 5-Year
Cap rate proxy
4.1%
FMR × 0.65 ÷ Home Value
Rent-to-income
21.1%
HUD FMR ÷ ACS HHI
Net migration
+2.61%
IRS SOI
Permits (TTM)
3,329
Census BPS
Climate risk
92.2
FEMA NRI (0–100)
ZIP code breakdown18 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 98684 | — | — | — | 5.2% | — |
| 98661 | — | — | — | 4.4% | — |
| 98664 | — | — | — | 4.1% | — |
| 98663 | — | — | — | 4.6% | — |
| 98685 | — | — | — | 4.7% | — |
Ranked by composite score
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Demographics
Owner-occupied
66.2%
Census ACS
Vacancy rate
3.8%
Census ACS
Bachelor's degree +
33.0%
Census ACS
Rent burdened
48.1%
Census ACS (>30% income)
Median age
38.9
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026