What is the rental yield in Columbia River, Vancouver, Washington?

The gross yield in Columbia River, Vancouver, Washington is 4.0%. That sits alongside pricing about 7% above the city median and 9% below the state median, with prices up 4.3% over the past year. The Red Flag score is 63.

How has Columbia River, Vancouver, Washington performed over the past year?

Prices in Columbia River, Vancouver, Washington are up 4.3% over the past year. The neighborhood is priced about 7% above the city median and 9% below the state median, with a gross yield of 4.0% and a Red Flag score of 63.

How walkable is Columbia River, Vancouver, Washington?

Columbia River, Vancouver, Washington has a walkability of 12. That is paired with a gross yield of 4.0%, prices about 7% above the city median and 9% below the state median, and education in the 47th percentile. The Red Flag score is 63.

How does Columbia River, Vancouver, Washington compare to Vancouver and Washington?

Columbia River, Vancouver, Washington is priced about 7% above Vancouver and 9% below Washington. Gross yield is 4.0%, prices are up 4.3% over the past year, and the area has a Red Flag score of 63, walkability of 12, and education in the 47th percentile.

Neighborhood

Columbia River

Vancouver, Washington US

Columbia River, Vancouver, Washington has a mixed investment profile, with pricing about 7% above the city median and 9% below the state median. Gross yield is 4.0%, and prices have moved up 4.3% over the past year. The neighborhood has a Red Flag score of 63, walkability of 12, and education in the 47th percentile. One strength is the above-state pricing position; one risk is the relatively high Red Flag score.

AI Summary•Updated May 2026

Area

1.35 mi²

ZIP Code

98683

County

Clark County

State

Washington

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$539,840

YoY+4.3%

Gross Rental Yield

4.0%

Listed rent · ZORI annualized

Red Flag Index

High

63 / 100

Walkability Score

Minimal

OpenStreetMap POI density · national percentile

Education Score

47 / 100

Fair · better than 47% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Columbia River Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Columbia River, Vancouver.

Unlock the Columbia River 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$539,840	+4.3%
Price / Sq Ft (Verified)	$322/sqft	+2.3%
Asking Rent (Median)	$1,786/mo	+1.9%
Gross Rental Yield	4.0%	—
Liquidity Score	31 / 100	Low
Homes Sold (Period)	92	+4.5%

Is Columbia River Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Washington crime context.

Red Flag Breakdown

63 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake100Very High

Flood80Very High

Heat80Very High

Strong Wind60High

Wildfire40Moderate

Hail40Moderate

Tornado20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Washington averaged 27.9 crimes and 3.3 violent per 1,000 residents (-13.0% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

Unlock the full risk report for Columbia River

Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Appreciating market — +4.3% sale-price YoY

Active transaction volume — 92 homes sold last period

Earthquake risk is Very High (100/100)

Flood risk is Very High (80/100)

Insights are generated from Columbia River's live DistrictScore metrics.

Columbia River Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Washington-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Washington Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	27.9	3.3	-13.0%
2023	32.5	3.6	-12.5%
2022	37.5	3.8	+11.9%
2021	33.7	3.4	+12.1%
2020	30.3	2.9	+0.9%
2019	30.3	3.0	—

Reported at the state level — the finest official US crime aggregation; Columbia River inherits the Washington figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · Columbia River

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Aviation noise47 dBVery Low

Point-source screening near Columbia River: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Columbia River

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

12

Minimal

Walkability Score

0

Grocery

0

Dining

0

Schools

0

Universities

0

Hospitals

0

Pharmacies

3

Parks

1

Rail Transit

0

Coworking

POI counts are amenities within Columbia River's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Columbia River vs Vancouver vs Washington

How Columbia River benchmarks against its city and state medians.

Benchmark vs City & State

In Columbia River, the median sale price sits about 7% above the median for Vancouver neighborhoods and about 9% below the statewide median. Gross rental yield is 4.0%, against 4.2% for Vancouver neighborhoods and 4.0% statewide. Over the past 12 months, prices rose 4.3%. Transaction liquidity sits in line with the median for Vancouver neighborhoods and in line with the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Columbia River	$322/sqft	4.0%	31
Vancouver	$301/sqft	4.2%	31
Washington	$352/sqft	4.0%	32

Unlock the Columbia River benchmark

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Buying Property in the US as a Foreigner

Federal & Washington tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.74% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No general income tax; the 7% capital gains tax exempts real estate.

Transfer Tax

Real estate transfer tax: REET graduated 1.1-3% (mansion-style).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

Statewide rent control caps rent increases (HB 1217; 9.683% max for 2026); transfer tax is mansion-style.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Washington property-tax guidance for foreign buyers

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Columbia River Real Estate FAQ

Columbia River, Vancouver, Washington shows a mixed profile for investors. Pricing is about 7% above the city median and 9% below the state median, gross yield is 4.0%, and prices have risen 4.3% over the past year. The Red Flag score is 63.

Neighborhoods near Columbia River

Compare Columbia River with nearby neighborhoods in Vancouver.

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