What is the rental yield in East Mill Plain, Vancouver, Washington?

The gross yield in East Mill Plain, Vancouver, Washington is 4.2. That sits alongside pricing that is in line with Vancouver and about 15% below Washington. Over the past year, prices are up 4.1%, which adds recent momentum to the rental profile.

How walkable is East Mill Plain in Vancouver, Washington?

East Mill Plain, Vancouver, Washington has a walkability of 84. That is a notable strength in the local profile, especially with pricing in line with Vancouver and a Red Flag score of 38. Education is in the 47th percentile, which is more middle-of-the-pack.

How does East Mill Plain compare with Vancouver, Washington overall?

East Mill Plain, Vancouver, Washington is priced in line with Vancouver and about 15% below Washington. It offers a gross yield of 4.2, a Red Flag score of 38, and walkability of 84. Over the past year, prices are up 4.1%, while education is in the 47th percentile.

Neighborhood

East Mill Plain

Vancouver, Washington US

East Mill Plain, Vancouver, Washington is a balanced investment profile with pricing in line with Vancouver and about 15% below Washington, a gross yield of 4.2, and prices up 4.1% over the past year. The neighborhood pairs a walkability of 84 with education in the 47th percentile, while the Red Flag score of 38 suggests moderate overall risk. The main strength is strong walkability; the main caution is that school-test performance is near the middle of the distribution.

AI Summary•Updated June 2026

Area

0.43 mi²

ZIP Code

98684

County

Clark County

State

Washington

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

Verified Price · Median Sale

$540,525

YoY+4.1%

Gross Rental Yield

4.3%

Listed rent · ZORI annualized

Red Flag Index

Low

38 / 100

Walkability Score

Very Walkable

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

East Mill Plain Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for East Mill Plain, Vancouver.

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price	$540,525	+4.1%
Price / Sq Ft (Verified)	$300/sqft	+2.4%
Asking Rent (Median)	$1,942/mo	+0.2%
Gross Rental Yield	4.3%	—
Liquidity Score	28 / 100	Low
Homes Sold (Period)	75	+15.4%

Is East Mill Plain Safe? Natural-Hazard Risk

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

Red Flag Breakdown

38 / 100

Low Risk

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

Earthquake80Very High

Heat80Very High

Strong Wind40Moderate

Flood20Low

Wildfire20Low

Tornado20Low

Hail20Low

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.

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What Stands Out AI Insight

Appreciating market — +4.1% sale-price YoY

Highly walkable neighborhood — score 84/100

Low natural-hazard risk — 38/100 composite

Active transaction volume — 75 homes sold last period

Earthquake risk is Very High (80/100)

Heat risk is Very High (80/100)

Insights are generated from East Mill Plain's live DistrictScore metrics.

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East Mill Plain 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; East Mill Plain inherits the Washington figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · East Mill Plain

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

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Walkability & Amenities in East Mill Plain

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

84

Very Walkable

Walkability Score

11

Grocery

20

Dining

1

Schools

0

Universities

1

Hospitals

0

Pharmacies

4

Parks

0

Rail Transit

0

Coworking

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

East Mill Plain vs Vancouver vs Washington

How East Mill Plain benchmarks against its city and state medians.

Benchmark vs City & State

Across East Mill Plain, the median sale price sits in line with the median for Vancouver neighborhoods and about 15% below the statewide median. Gross rental yield is 4.3%, against 4.3% for Vancouver neighborhoods and 3.9% statewide. Over the past 12 months, prices rose 4.1%. Transaction liquidity sits below the median for Vancouver neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
East Mill Plain	$300/sqft	4.3%	28
Vancouver	$301/sqft	4.3%	31
Washington	$352/sqft	3.9%	32

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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

Latest Vancouver Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

East Mill Plain Real Estate FAQ

East Mill Plain, Vancouver, Washington presents a mixed but measurable profile. Pricing is in line with Vancouver and about 15% below Washington, gross yield is 4.2, and prices are up 4.1% over the past year. The Red Flag score of 38 is moderate, while walkability is 84.

Neighborhoods near East Mill Plain

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