Offered At$1.875M

WASHOUGAL, WASHINGTON

2210 SE 352nd Ave The Property That HAS IT ALL

A rare multi-generational multi-structure rural estate on expansive acreage, just 5 min from town and the Columbia River

VIEW ALL PHOTOS SCHEDULE A TOUR

Scroll

Property Overview

A Rare Rural Estate

2210 SE 352nd Ave offers an extraordinary combination of private rural living, income-generating structures, and natural beauty — all within reach of the Columbia River Gorge and the Portland metro area.

Address

2210 SE 352nd Ave, Washougal, WA 98671

County

Clark County, Washington

Structures

Main Home + Apartment + Tiny Home + Shop

🏠

Main Residence

Spacious main home with open living areas, master suite, and multiple bedrooms

💰

Income Potential

Self-contained apartment unit plus a charming tiny home — multiple income streams

🔧

Shop / Workshop

Large detached shop building — ideal for hobbyists, contractors, or storage

🌲

Expansive Acreage

Mature trees, open meadows, and stunning natural surroundings

📍

Washougal, WA

Minutes from the Columbia River Gorge, hiking, and the amenities of the Portland metro

✨

Multi-Structure Estate

Main home, apartment, tiny home, shop — rare opportunity for versatile rural living

Currently R-5 & Community Commercial · Future R-30 Potential

Significant Development Potential

Currently zoned R-5 and Community Commercial. The Washougal 2045 Comprehensive Plan identifies this area for future R-30 high-density residential growth — up to 30 units per acre. Explore the full analysis, value projections, and permitted uses below.

Learn More

Aerial Views(29)Exterior(18)Grounds & Land(52)Main Living Areas(29)Kitchen & Dining(13)Master Suite(21)Junior Suite(5)Bedroom(2)Apartment(92)Tiny Home(25)Shop / Workshop(15)Garage(2)Laundry(4)Nearby(4)

Aerial Views

Stunning drone footage showcasing the full property and surrounding landscape

29 photos

4 / 29

5 / 29

6 / 29

Exterior

The home's curb appeal and outdoor living spaces

16 photos

4 / 16

5 / 16

6 / 16

Grounds & Land

Expansive acreage with mature trees, open meadows, and natural beauty

51 photos

4 / 51

5 / 51

6 / 51

Main Living Areas

Spacious, light-filled living and family rooms

25 photos

4 / 25

5 / 25

6 / 25

Kitchen & Dining

Fully equipped kitchen with open dining area

13 photos

4 / 13

5 / 13

6 / 13

Master Suite

Private master retreat with en-suite bath

19 photos

4 / 19

5 / 19

6 / 19

Junior Suite

Comfortable secondary bedroom suite

5 photos

4 / 5

5 / 5

1 / 5

Bedroom

Additional bedrooms

2 photos

1 / 2

2 / 2

1 / 2

Apartment

Self-contained apartment unit — ideal for rental income or multi-generational living

49 photos

4 / 49

5 / 49

6 / 49

Tiny Home

Charming detached tiny home — perfect for guests or additional income

24 photos

4 / 24

5 / 24

6 / 24

Shop / Workshop

Large workshop and storage building

15 photos

4 / 15

5 / 15

6 / 15

Garage

Attached garage with ample storage

2 photos

1 / 2

2 / 2

1 / 2

Laundry

Dedicated laundry room

4 photos

4 / 4

1 / 4

2 / 4

Nearby

Local amenities, scenery, and community highlights

23 photos

4 / 23

5 / 23

6 / 23

Currently R-5 & Community Commercial · Future R-30 Potential

A Rare Development Opportunity

This parcel is currently zoned R-5 Residential and Community Commercial. The Washougal Onward 2025-2045 Comprehensive Plan identifies this area as a candidate for future high-density residential growth, with R-30 density (up to 30 units/acre) as a planned future designation. The information below is drawn from official planning documents and publicly available market data. All projections are illustrative estimates only — buyers are encouraged to conduct independent due diligence.

Current Zoning

R-5 Residential + Community Commercial

R-5 permits single-family homes, duplexes, and middle housing (per HB 1110). The Community Commercial portion supports retail, services, and mixed-use development today. ADUs are permitted by right under HB 1337.

Future Planned Density (Per 2045 Comp Plan)

R-30 High-Density Residential

The Washougal 2045 Comprehensive Plan identifies R-30 density (up to 30 units/acre) as the future growth designation for this area — supporting multifamily apartments, townhomes, and residential PUDs. Rezoning is subject to City approval and buyer due diligence.

Max Units (Future R-30)

at 30 units/acre if rezoned

New Residents Planned

Washougal by 2045

New Units Required

City allocation by 2045

11.2%

Home Value CAGR

Washougal 2012–2022

What the 2025-2045 Comprehensive Plan Says

3,735 New Housing Units Required by 2045

The Washougal Onward 2025-2045 Comprehensive Plan allocates 3,735 net new housing units and 6,724 new residents to the city by 2045, growing the population from 18,026 to a projected 24,874. As of 2023, 80% of Washougal's housing stock is detached single-family — the plan explicitly identifies a need to diversify supply toward multifamily and middle housing. Parcels with existing infrastructure and future high-density designations are the primary vehicle for meeting this target.

📄 Draft Land Use Element, p. 23; Draft Housing Element, pp. 3-4

Future R-30 Density: Explicitly Supported by Plan Policy

The Draft Land Use Element (Table 2-2) describes R-30 as providing 'high-density multi-family residential development…to promote additional housing adjacent to services and amenities.' Housing Element Policy 1-H directs the City to 'provide for higher housing densities in locations that are adequately served by infrastructure, schools, public parks, and other amenities.' This parcel's current R-5 + Community Commercial designation, combined with the Comp Plan's growth mandate, creates a compelling case for future upzoning to R-30.

📄 Draft Land Use Element, Table 2-2; Housing Element Policy 1-H

Multifamily Tax Exemption (MFTE) Available

Washougal operates an MFTE program that can provide significant property tax relief for qualifying multifamily developments. The Draft Housing Element identifies MFTE as a key strategic tool for stimulating residential development and notes that attaching affordability requirements 'may not disincentivize residential development' given regional housing pressures — suggesting the program remains developer-friendly for future projects.

📄 Draft Housing Element — Other Strategic Considerations, p. 740

Sustained Demand: Home Values Up 11.2% CAGR

Between 2012 and 2022, typical home values in Washougal nearly tripled — rising from $216,000 to $622,000 at an 11.2% CAGR. Median household income grew at only 4.7% annually over the same period, less than half the rate of home value appreciation. This affordability gap creates persistent, structural demand for attainable multifamily rental housing in the city.

📄 Draft Housing Element, Table 5 — Typical Home and Rental Values

Development Scenarios

Current uses are permitted under existing R-5 and Community Commercial zoning. Future uses assume successful rezoning to R-30 per the 2045 Comp Plan — subject to City approval and buyer due diligence.

🏢Future R-30 Use

Multifamily Apartments

Under R-30 future density (up to 30 units/acre), mid-rise garden apartments become the primary development vehicle for this parcel — a use type explicitly supported by the Washougal 2045 Comp Plan.

🏘️Viable Path

Townhomes & Row Houses

Attached single-family townhouses are a high-demand, fee-simple product type in the Washougal–Camas corridor, viable under both current and future zoning scenarios.

🏠Current Right (HB 1337)

ADUs (up to 2 per lot)

Washington HB 1337 (2023) mandates cities allow up to two ADUs per residential lot — immediate income potential on existing improved parcels under current R-5 zoning.

🏥Potential Current Use

Assisted Living / Senior Housing

Assisted living facilities and adult family homes are a rapidly growing demand sector driven by Clark County's aging population — potentially viable under current Community Commercial zoning.

🏙️Future R-30 Path

Residential PUD

A Planned Unit Development allows creative master-planned layouts blending housing types and maximizing land value through design flexibility — a strong path under future R-30 density.

🏡Current Right (HB 1110)

Duplexes / Triplexes / Multiplexes

Washington HB 1110 (2023) requires Washougal to allow middle housing types in residential zones — duplexes through six-plexes are now a baseline right under current R-5 zoning.

Source: Clark County Code; Washington State HB 1110 & HB 1337 (2023); Washougal 2045 Comp Plan. Buyer to verify current and future permitted uses with Clark County Community Development.

Illustrative Stabilized Value Scenarios

Projections below assume successful rezoning to R-30 and full multifamily development.

These are not appraisals, guarantees, or investment advice. Actual results will vary materially.

Conservative

Units80

Avg Rent/Unit$1,440/mo

Gross Annual Income$1.38M

Est. NOI (55%)$0.76M

Cap Rate Applied6.5%

Stabilized Value$11.7M

~57% of R-30 density utilization · 1BR avg rent · higher cap rate

Moderate

Units110

Avg Rent/Unit$1,570/mo

Gross Annual Income$2.07M

Est. NOI (55%)$1.14M

Cap Rate Applied5.75%

Stabilized Value$19.8M

~77% of R-30 density · blended 1BR/2BR rents · mid-market cap rate

Optimistic

Units142

Avg Rent/Unit$1,690/mo

Gross Annual Income$2.88M

Est. NOI (55%)$1.58M

Cap Rate Applied5%

Stabilized Value$31.7M

Full R-30 density (if rezoned) · 2BR avg rent · Class A cap rate

⚠️

Methodology: Stabilized value = NOI ÷ cap rate. NOI assumes a 45% expense ratio (taxes, insurance, management, maintenance, vacancy). Rent benchmarks sourced from UW CRER Q4 2024 Clark County survey ($1,440/mo 1BR avg; $1,690/mo 2BR avg). Cap rates sourced from HFO/Multifamily NW Spring 2025 and Norris & Stevens Q4 2025 reports (5.0–6.5% Clark County range). These figures do not account for construction costs, financing, entitlement risk, rezoning approval, or market timing.

Regional Market Context

Clark County Rental Market (Q4 2024)

Average 1BR rent: $1,440/mo ($2.05 PSF) — up 1.6% YOY
Average 2BR rent: ~$1,690/mo ($1.69 PSF) — up 1.8% YOY
Overall vacancy rate: 4.9% (UW CRER survey of 35,192 units)
CoStar forecasts 2–4% annual rent growth through 2028
Vancouver is now the Portland metro's largest submarket by unit count

📄 HFO Clark County Multifamily Market Roundup, April 2025; UW CRER Q4 2024

Investment Sales Benchmarks (Portland Metro)

Median price per unit: ~$198,125 (2024), rebounding in YTD 2025
Cap rates: 5.0–5.5% Class A, 5.5–6.5% Class B (Clark County)
Institutional and REIT capital re-engaging after 2023–2024 pause
Clark County benefits from affordability-driven relocations from Portland
Vancouver submarket effective avg rent: $1,701/mo (CoStar, March 2025)

📄 Norris & Stevens Q4 2025 Apartment Investors Journal; HFO Spring 2025 Report

Washougal Growth Trajectory

Population grew from 4,764 (1990) to 18,026 (2023) — nearly 4× in 33 years
Housing inventory tripled 1990–2023 at 3.7% average annual growth rate
81% of Washougal workers commute from outside the city — workforce housing gap
Median household income: $97,300 (2022), up 4.7% CAGR from $61,320 in 2012
Preferred land use alternative (April 2025) supports higher density near services

📄 Draft Housing Element, Tables 1–5; Washington OFM; Community Attributes Inc. 2025

Infrastructure & Location Advantages

Within Washougal Urban Growth Boundary — city utilities available
~30 miles east of Portland CBD via SR-14 and I-205 corridor
Adjacent to Camas-Washougal Industrial Park (2,100 new jobs planned by 2045)
Current Community Commercial zoning supports mixed-use transition scenarios
MFTE program available — potential multi-year property tax relief for qualifying projects

📄 Draft Land Use Element; Washougal Comp Plan Update page; Clark County GIS

⚖️

Important Disclosure — Buyer Due Diligence Required

All information presented in this Development Potential section is provided for general informational and illustrative purposes only. It does not constitute legal, financial, investment, or professional development advice of any kind.

The property is currently zoned R-5 Residential and Community Commercial. References to R-30 density reflect future planned designations per the Washougal Onward 2025-2045 Comprehensive Plan and are not the current zoning. Any rezoning to R-30 or other higher-density designation is subject to City of Washougal and Clark County approval processes, which are not guaranteed.

No guarantees are made regarding future development approvals, entitlements, zoning changes, infrastructure availability, construction feasibility, market conditions, rental rates, occupancy levels, or investment returns. The development path described herein is presented as a potentially viable scenario based on current publicly available planning documents and market data — it is not a promise or representation that any specific outcome will be achieved.

Value projections are illustrative estimates only, not appraisals. Actual development costs, financing terms, entitlement timelines, rezoning outcomes, and market conditions at the time of development will materially affect any outcome. The seller makes no representations regarding the accuracy of third-party data cited herein.

Prospective buyers are strongly encouraged to conduct their own independent due diligence, including but not limited to: engaging a licensed land use attorney, consulting with Clark County Community Development and the City of Washougal regarding current zoning and future rezoning pathways, retaining a qualified appraiser, and working with a licensed contractor or developer to assess feasibility. Zoning regulations, comprehensive plan policies, and market conditions are subject to change.

Sources: Washougal Onward 2025-2045 Comprehensive Plan (Draft Land Use Element, Draft Housing Element, Middle Housing Factsheet) — City of Washougal, cityofwashougal.us/791; Clark County Code; HFO Clark County Multifamily Market Roundup April 2025; Multifamily NW Spring 2025 Apartment Report; Norris & Stevens Q4 2025 Apartment Investors Journal; UW Center for Real Estate Research Q4 2024 Clark County Survey; Washington OFM 2024.

Get in Touch

Schedule a Private Tour

Interested in this exceptional property? Reach out to arrange a private showing and experience everything 2210 SE 352nd Ave has to offer in person.

Property Address

2210 SE 352nd Ave
Washougal, WA 98671

County

Clark County, Washington