Renovated Live-Work
For Sale
$645,000
2311 SW 6th Ave, Camas, WA 98607
CommercialSale, Camas, WA
Property Size2,398 SF
Lot Size0.10 Acres
Price / SF$268.97
Days on Market231
Property Features for 2311 SW 6th Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
NC
Directions
WA-14 to Exit 12, first roundabout exit onto SW 6th Ave, .5mi to property
Subdivision
_32
Standard status
Active
APN
986064585
Size
2,398 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Description
#23 and #67 WP SMith DLC SE 1/4 S 9, TlN, R3E, WM
Tax Annual Amount
4833
Legal Description
#23 and #67 WP SMith DLC SE 1/4 S 9, TlN, R3E, WM
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1949
Floors in Building
2
Building materials
CementSiding, Stucco
Roof type
Membrane
Listing Agency:
Keller Williams Realty
(360) 693-3336
Listed By:
John Livingston Bullier · License #201214337
(503) 705-0908
Added: Jan 7
Changed: Aug 25
Last Checked: Aug 26 at 8:06AM
MLS# 794818927
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This live-work property in Camas provides 2,398 square feet on a 0.1-acre site. The building dates to 1949 and has been renovated with new electrical, plumbing, HVAC, roofing, and windows. Cement siding and stucco complement the exterior, while forced-air heating and central air serve the interior.
Located at 2311 SW 6th Ave, the property carries NC, or Neighborhood Commercial, zoning. An adjoining 0.20-acre lot is also available for acquisition, offering an option to expand the overall site. The property is positioned for an owner-user seeking a combined commercial and residential setting in Camas.
Located at 2311 SW 6th Ave, the property carries NC, or Neighborhood Commercial, zoning. An adjoining 0.20-acre lot is also available for acquisition, offering an option to expand the overall site. The property is positioned for an owner-user seeking a combined commercial and residential setting in Camas.
Key Highlights
- 2,398‑square‑foot live‑work property on a 0.1‑acre site
- NC, or Neighborhood Commercial, zoning
- Renovated with new electrical, plumbing, HVAC, roof, and windows
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$32,086
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.97%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$641,720
$641.7K
Cap Rate 7%
$458,371
$458.4K
Cap Rate 9%
$356,511
$356.5K
Market Conditions
NOI Build-Up for 2,398 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$55.2K $23.04/SF
− Vacancy
−$3.9K −$1.63/SF
EGI
$51.3K $21.41/SF
− OpEx
−$19.3K −$8.03/SF
NOI
$32.1K $13.38/SF
Area
Clark County, WA
Vacancy
7.08%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$641,720
Cap Rate 7%
$458,371
Cap Rate 9%
$356,511
Alternative Uses
Best Use
Mixed Use
$458.4K
$401.1K – $534.8K
NOI $32,086 @ 7.0% cap · market cap 4.97%
Second Best
Office B
$452.3K
$395.8K – $527.7K
NOI $31,662 @ 7.0% cap · market cap 4.91%
Theoretical Best
Specialty Retail
$584.2K
$511.2K – $681.6K
NOI $40,895 @ 7.0% cap · market cap 6.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Explore this area
Business Placement
Demographics for 98607, WA
35,054
Population
12,667
Households
2.8
Avg Household Size
40
Median Age
53%
College-Educated
96%
High-School Grad
47.6 sq mi
ZIP Area
736
Density / Sq Mi
$132,234
Median Household Income
$64,422
Median Earnings
$1,854
Median Rent
$648,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Neighborhood Commercial zoning supports a range of commercial uses with updated building systems.
Where is this live-work space located?
The property is located at 2311 SW 6th Ave Camas, WA.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: 2,398‑square‑foot live‑work property on a 0.1‑acre site; NC, or Neighborhood Commercial, zoning; Renovated with new electrical, plumbing, HVAC, roof, and windows
