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Neighborhood Report for North 45 Circle

This comprehensive research report provides up-to-date and accurate data, along with AI-powered analysis, on the following area:

Address Surroundings Created on
0.50-mi Radius 05/28/2024

Executive Summary

A Portrait of Camas: Historical and Notable Insights

Camas, WA, historically prospered as an early 20th-century mill town, owing its name to the camas lily, used as food by Native Americans. Situated near the Columbia River and the vibrant city of Vancouver, Camas has since transformed into a picturesque suburb characterized by well-maintained properties, top-tier schools, and natural beauty. This tranquil area has gained favor among families and professionals seeking an escape from Portland’s urban sprawl without sacrificing amenities or convenience.

Touted Benefits: Affluence, Education, and Safety

Camas boasts remarkable demographic health, with a projected population growth of 5.92% over five years, indicating both desirability and stability. This growth is underpinned by an affluent community where the median household income stands at an impressive $151,301. Educational attainment is notably high, with 55% of residents holding college or graduate degrees—a fact that correlates with the strong income statistics and underlines the presence of a well-educated population.

Homeowners dominate the housing landscape at a rate of 70%, reflecting a stable and invested community. Furthermore, both personal and property crime rates are notably low, fostering a sense of safety that is appealing for families and individuals alike. With property crime and personal crime indices standing well below the national average, residents can enjoy peace of mind.

Challenges: Accessibility and Natural Hazards

However, not all aspects of this suburban sanctuary are idyllic. Camas is notably car-dependent, illustrated by a Walk Score of just 17/100 and a Bike Score of 24/100. This car-dependency can be a significant disadvantage for those who prefer more pedestrian-friendly or transit-oriented environments. Furthermore, the area is considered to have a moderate to high earthquake risk and high flood hazard, particularly worrisome for property owners given the increasing irregularities in weather patterns due to climate change.

To mitigate these natural hazards, prospective residents should consider investing in comprehensive homeowners insurance that covers both earthquakes and floods. Additionally, choosing homes that are on higher ground or built with flood-resistant materials can provide extra assurance.

Community and Culture: A Blend of Activities and Amenities

Beyond the raw data, Camas offers a rich tapestry of community and cultural activities. The city hosts several events throughout the year, such as Camas Days in July, which includes a parade, wine tasting, and a street fair that attracts visitors from across the region. For recreation, the city is equipped with numerous parks, hiking trails, and the scenic Lacamas Lake, which is perfect for boating and picnicking.

Public services are robust; the Camas Public Library serves as a local hub for community gatherings and educational resources. Dining options are varied yet intimate, with local favorites like Feast at 316 offering fine dining, and Nuestra Mesa serving up delicious Mexican fare. Entertainment and nightlife are more subdued compared to larger cities, focusing on quaint wine bars and family-friendly venues.

Ideal Residents: Who Will Thrive Here

Families with children will find Camas particularly desirable due to its quality educational system, evidenced by the Camas School District's state rank in the 98th percentile. The ample green spaces and community activities ensure that children and adults alike have plenty of options for recreation.

Professionals working in nearby Vancouver or Portland who prioritize safety, high-quality housing, and an affluent community would also benefit greatly from living in Camas. For those seeking similar suburban settings, areas such as Ridgefield, WA; Battle Ground, WA; and even Lake Oswego, OR offer comparable benefits, although each with its unique local character.

Non-Ideal Fit: Who Might Look Elsewhere

Those reliant on public transportation or who enjoy the vibrant hustle and bustle of urban living may find Camas to be too quaint and isolated. Younger adults looking for a dynamic nightlife and walkable neighborhoods might be better off considering areas like downtown Vancouver, WA; Portland’s Pearl District; or Beaverton, OR. These areas offer an urban lifestyle with closer access to public amenities and thriving entertainment scenes.

Investment Outlook: Appreciable Growth and Stability

From an investment perspective, Camas fares exceptionally well. The forecasted home value appreciation of 9.96% over the next five years outpaces many national averages, suggesting a strong demand and limited housing supply. With a relatively high median home value currently sitting at $564,024, both owner-occupants and investors can anticipate solid returns on their real estate investments.

The area's economic stability is further bolstered by its high median income and significant presence of professionals and families, who are typically long-term residents. Potential investors should keep an ear to the ground for any upcoming zoning changes or new infrastructure projects, as these can propel property values even higher.

Additional Insights: Making the Final Decision

Camas embodies the quintessential suburban dream, with its excellent schools, safe streets, and strong community spirit. Prospective homeowners should consider the lifestyle benefits alongside the investment potential. While the area’s natural hazards and car dependency might pose challenges, they are counterbalanced by the community’s affluence, educational prowess, and overall serene living environment. Choosing Camas is an investment not just in property, but in an exceptional quality of life.

The People


Rising population growth often signals a vibrant, growing community, leading to increased housing demand and potential for value appreciation. However, it's a double-edged sword; rapid growth might stretch local infrastructure and resources, possibly impacting the area's quality of life.

Population 608
Population (5-Year Projection) 644
5-Year Growth Forecast 5.92%
Density (Person per Square Mile) 770
Density Level Low

Household Composition

The makeup of households is a valuable insight for those seeking areas that resonate with family-oriented or child-friendly vibes.

Number of Households 185
Average Household Size 3.29
Household Makeup
Families with Kids 49.19%
Families without Kids 31.35%
Non-Families 19.46%

Age Groups

Age information is helpful for those aiming to align their living environment with their lifestyle preferences—whether you’re drawn to the energy and vibrancy of younger communities or the tranquility and maturity of areas with an older demographic.

Median Age 40.90
Age Groups
0-9 Years 11.68%
10-19 Years 12.34%
20-34 Years 18.42%
35-49 Years 19.24%
50-64 Years 20.39%
65+ Years 17.93%

Racial/Ethnic Composition

This breakdown helps pinpoint areas that align with your desire for cultural homogeneity or diversity.

Non-Hispanic White 73.68%
Hispanic 9.38%
Black/African American 0.49%
Asian 7.73%
Other 8.72%


Educational attainment percentages are for individuals aged 25 and older. Higher education levels in a community often correlate with increased civic engagement, safety, and prosperity.

Average Schooling Years 16.19
Educational Attainment Breakdown
Less than High School 2.34%
High School or Some College 42.62%
College Degree 32.08%
Graduate/Professional Degree 22.95%

Income Distribution

This section provides a detailed breakdown of household income levels in the area. Understanding a community's financial standing can reveal insights into its standard of living, economic diversity, and growth potential.

Median Household Income $151,300
On Food Stamps/SNAP 5.08%
Income Brackets
$0-$25K 8.65%
$25K-$50K 5.95%
$50K-$100K 16.76%
$100K-$200K 38.92%
$200K+ 29.73%

Living Environment

Occupancy Rates

Areas where most houses are owner-occupied (rather than rented) are more desirable because owners are more financially and emotionally invested in their properties and the community's well-being. High vacancy rates are a negative indicator, as they can signal that the area is in decline.

Total Housing Units 197
Owner Occupied 69.54%
Renter Occupied 24.37%
Vacant 6.09%

Nearby Low-Income Housing

The availability of subsidized housing can influence neighborhood property values.

Main Types of Subsidized Housing:

  • Public Housing: Government-owned, managed by local authorities, offering affordable rents to low-income residents.
  • Project-Based Section 8: Private landlords provide reduced-rent apartments, subsidized by the government.
  • Low Income Housing Tax Credit (LIHTC): Incentivizes private developers with tax credits to create below-market rent properties for low-income tenants. LIHTC does not directly subsidize rents.

In the table below, Properties refer to distinct parcels of land or buildings designated as low-income housing. Units are the individual housing units (such as apartments) within those properties.

Total Properties 0
Closest Property (mi) -
Total Units 0
Units per Square Mile 0.00
Property Types
Public Housing -
Section 8 -

Land Cover

Understanding a neighborhood's land cover helps you evaluate the aesthetic appeal, potential for recreational activities, and the balance of natural versus developed spaces.

Concise descriptions for each land cover category:

  • Landscaped Areas: Developed open spaces consisting mostly of vegetation, such as parks, golf courses, and residential gardens.
  • Residential Areas: Areas with a balanced mix of buildings and vegetation, such as single-family homes.
  • Urban & Commercial: Highly developed zones, including apartment complexes and commercial/industrial buildings.
  • Water Bodies: Open bodies of water like lakes, rivers, and ponds.
  • Wooded Areas: Forests dominated by tall trees, either deciduous, evergreen, or mixed.
  • Wild Vegetation: Areas with natural plant growth, including shrubs and herbaceous vegetation.
  • Farms & Gardens: Agricultural lands used for crops or livestock, such as fields of corn, soybeans, or pastures for grazing.
  • Marshes & Swamps: Wetlands either forested or grass-dominated.

Landscaped Areas 9.94%
Residential Areas 26.17%
Urban & Commercial 0.59%
Water Bodies 10.26%
Wooded Areas 20.16%
Wild Vegetation 4.10%
Farms & Gardens 12.27%
Marshes & Swamps 16.51%

Safety and Security

Crime Indexes

Crime Indexes compare local safety to a national average set at 100. For example, a crime index of 200 means the area has double the national average crime rate. Remember, the national average includes quieter rural areas, so urban centers may naturally show higher indexes.

  • Property crime involves private property, such as burglary and motor vehicle theft.
  • Personal crime is characterized as a violent crime that results in physical, emotional, or psychological harm to the victim, such as assault and battery.

Total Crime Index 68
Property Crime Index 76
Personal Crime Index 27

Fatal Car Accidents and DUIs

Government agencies release national fatal car accident data with a two-year delay. Extra caution is recommended in areas with higher accident frequencies.

You can see the exact location of fatal accidents on the map:

  • Non-DUI Accidents: Fatal accidents where the driver was not under the influence.
  • DUI Accidents: Fatal accidents where the driver was under the influence.

Data Period 2019-2022
All Fatal Accidents 0
Annual Fatal Accidents per Square Mile 0.00
Involving DUI -

Sex Offender Registry

This section provides detailed information from the Sex Offender Registry, including names, addresses, and specific convictions, to enhance your neighborhood safety awareness.

Total Sex Offenders 1
Sex Offenders per Square Mile 1.27
Closest Sex Offender (mi) 0.40
Conviction Type
Offense Against Children 1
Rape 0
Sexual Battery 0
Other Offense 0
# Photo Name and Address Distance Conviction
400 BLOCK OF NE 38TH AVE, CAMAS, WA 98607-9857
0.40 mi Offense Against Children


Public School Districts

In many areas, students' options for attending public schools are determined by their residential address, linking them to specific school districts. Consequently, the quality of the schools within these districts plays a crucial role in shaping the educational outcomes of students. Additionally, high-performing school districts often indicate a strong community commitment to education, which can reflect positively on the neighborhood's overall desirability.

On the map, you will find the school districts that intersect with your selected area, along with detailed information about the nearby schools within each district.

Main District Camas School District
Grade Range PK-12
Number of Schools 16
Number of Students 7,324
Student/Teacher Ratio 17.85
State Rank 6 out of 249
State Rank Percentile 97.59%
Other Nearby Districts -
Name Level District Distance (mi) Students State Rank State Rank Percentile Student/Teacher Ratio On Lunch Subsidy White Hispanic Black Asian
The Heights Learning Center Elementary (PK) Camas School District 0.26 191 - - - 9.42% 61.26% 6.81% 0.52% 15.18%
Camas High School High (9-12) Camas School District 0.46 1,964 26 out of 442 94.12% 20.80 15.02% 65.02% 11.35% 1.43% 11.66%
Papermaker Preschool Elementary (PK) Camas School District 0.46 34 - - 34.00 8.82% 47.06% 14.71% 0.00% 14.71%
Woodburn Elementary Elementary (PK-5) Camas School District 1.26 622 172 out of 1169 85.29% 16.90 21.38% 66.24% 13.34% 1.13% 7.07%
Helen Baller Elementary Elementary (K-5) Camas School District 1.27 524 103 out of 1169 91.19% 16.10 21.18% 71.37% 9.54% 1.34% 5.34%
Hayes Freedom High School High (9-12) Camas School District 1.44 143 310 out of 442 29.86% 16.10 32.87% 76.22% 11.89% 0.00% 0.70%
Camas School District Open Doors High (9-12) Camas School District 1.44 6 - - - - 50.00% 50.00% 0.00% 0.00%
Dorothy Fox Elementary (K-5) Camas School District 1.46 506 65 out of 1169 94.44% 15.90 15.42% 63.24% 11.26% 0.79% 15.02%
Liberty Middle School Middle (6-8) Camas School District 1.52 681 47 out of 539 91.28% 17.90 24.23% 66.96% 13.22% 1.62% 5.43%
Grass Valley Elementary Elementary (K-5) Camas School District 1.60 463 50 out of 1169 95.72% 16.70 15.12% 58.53% 11.66% 2.16% 16.41%
Lacamas Lake Elementary Elementary (K-5) Camas School District 1.67 360 208 out of 1169 82.21% 15.50 23.06% 71.39% 6.94% 0.83% 4.44%
Skyridge Middle School Middle (6-8) Camas School District 1.91 734 21 out of 539 96.10% 17.30 12.67% 59.95% 8.99% 1.91% 16.49%
Prune Hill Elementary Elementary (K-5) Camas School District 2.78 449 101 out of 1169 91.36% 17.50 12.69% 61.69% 8.46% 0.67% 15.59%
Odyssey Middle School Middle (6-8) Camas School District 2.88 288 25 out of 539 95.36% 26.60 14.93% 65.28% 11.46% 1.74% 12.85%
Discovery High School High (9-12) Camas School District 2.91 191 17 out of 442 96.15% 13.40 16.75% 72.25% 10.47% 1.05% 3.14%

Charter, Magnet, and Private Schools

For families seeking alternatives to traditional public schools, several options are available:

  • Charter Schools: Publicly funded but independently run, charter schools offer innovative curriculums and may enroll students from any area.
  • Magnet Schools: Specializing in areas like science, the arts, or technology, magnet schools attract students from multiple districts with unique programs.
  • Private Schools: Privately funded, these schools are not bound by many of the public school regulations and often provide customized educational experiences with smaller class sizes.

The map displays nearby charter, magnet, and private schools (if any) along with key information about each.

Name Level Type Faith Affiliation Coed Distance (mi) Students State Rank State Rank Percentile Student/Teacher Ratio On Lunch Subsidy White Hispanic Black Asian
Camas Christian Academy Private (PK-8) Private Christian (no specific denomination) Coed 0.39 294 - - 7.20 - 68.03% 6.12% 1.02% 3.06%
Camas Montessori School Private (PK-K) Private Nonsectarian Coed 1.21 75 - - 3.50 - 16.00% 0.00% 0.00% 1.33%
Spanish With Sarah Private (PK-5) Private Nonsectarian Coed 1.23 110 - - 12.10 - 34.55% 19.09% 6.36% 1.82%
Kids Unlimited Dba Tree Hill Learning Centr Private (PK-K) Private Nonsectarian Coed 3.34 114 - - 10.00 - 8.77% 0.00% 0.00% 0.00%
Knowledge Beginnings Private (PK-K) Private Nonsectarian Coed 4.79 - - - - - - - - -

Health and Natural Risks

Air Quality

Air quality directly impacts health, with pollution linked to multiple health concerns. Air quality can vary within a day and seasonally. Our analysis uses hourly data from the past 365 days, highlighting the percentage of time the Air Quality Index (AQI) and specific pollutants were in the dangerous range.

Poor or Very Poor Air Quality 0.56%
Worst Month August
Major Pollutant O3
Bad or Very Bad SO2 0.00%
Bad or Very Bad NO2 0.00%
Bad or Very Bad PM10 0.00%
Bad or Very Bad PM2.5 0.00%
Bad or Very Bad O3 0.46%
Bad or Very Bad CO 0.00%

Noise Pollution

A Soundscore™ rating, ranging from 50 (indicating high noise levels) to 100 (signifying low noise levels), measures the environmental noise of a location, providing a quantifiable insight into the auditory environment you can expect.

Sound Score 77 (Active)
Sources of Noise
Airports Calm
Vehicular Traffic Active
Local Commercial and Community Calm

Earthquake Risk

Using Peak Ground Acceleration (PGA) data from the US Geological Survey (USGS), this section forecasts the potential earthquake impact and damage likelihood in the area over the next 50 years, offering vital insights into seismic risks.

PGA 0.36
Earthquake Risk Moderate to High

Flood Risk

The flood risk data, sourced from FEMA, assess the likelihood and potential impacts of flooding by considering various factors including flood frequency, proximity to water bodies, and property characteristics like elevation and rebuilding costs.

On the map, areas are designated as high risk or moderate risk:

  • High Risk: Classified as Special Flood Hazard Areas (SFHA), these regions face a 1% annual chance of flooding (equivalent to a 26% chance over a 30-year period, or a 100-year flood risk). In these areas, purchasing flood insurance is mandatory.
  • Moderate Risk: These zones have a 0.2% annual chance of flooding (equivalent to a 6% chance within a 30-year timeframe, or a 500-year flood risk). Flood insurance is recommended here. Such areas may transition to high-risk in the future due to factors like urban development or environmental changes.

Has High-Risk Zones Yes
Closest High-Risk Zone (mi) 0.13
Has Moderate-Risk Zones No


Walkability and Bikeability

The Walk Score, ranging from 0 to 100, gauges an address's accessibility on foot—the higher the score, the easier it is to accomplish daily errands without a car.

Similarly, the Bike Score evaluates an area's suitability for cycling based on infrastructure, topography, proximity to key destinations, road connectivity, and the cycling community's presence.

Walk Score® 17 (Car-Dependent)
Bike Score® 24 (Somewhat Bikeable)

Dating and Marriage Outlook

Gain insights into the area's potential for connections, dating, and finding life partners. This section explores the social landscape, highlighting marital status for residents 15 years and older and detailing the female-to-male ratio for those aged 20 to 44. A ratio above 1 indicates more women than men, suggesting enhanced dating prospects for men, and vice versa.

Marrital Status
Single, Never Married 13.23%
Married 72.95%
Other 13.83%
Female to Male Ratio 1.01

Pet Friendliness

Pets, especially dogs, provide a great way for locals to interact and build connections. If you have pets, you'll likely enjoy living in an area with a high percentage of fellow pet owners.

Has Any Pet 63.24%
Has Dog(s) 40.54%
Has Cat(s) 22.70%

Politics and Social Climate

Voting Patterns

Living in a community that shares your values can be important. Our detailed analysis of Presidential Election results at the precinct level—the most granular unit for voting data—allows you to understand the political tendencies of the area.

On the map, the precicits that intersect with your selected area, along with their vote count in the 2020 election, are presented:

  • Solid Democratic: Precincts where the Democratic margin (percentage voting for the Democratic candidate minus the percentage voting for the Republican candidate) exceeds 15%.
  • Leaning Democratic: Precincts where the Democratic margin is between 5% and 15%.
  • Balanced: Precincts where the democrat margin is between -5% and 5%.
  • Leaning Republican: Precincts where the Republican margin is between 5% and 15%.
  • Solid Republican: Precincts where the Republican margin exceeds 15%.

2020 Presidential Election Results
Joe Biden 50.89%
Donald Trump 45.47%

Ideological Leanings

Gain deeper insights into the social fabric of the neighborhood with data on self-reported ideological leanings, sourced from MRI-Simmons surveys.

Very Liberal 19.82%
Somewhat Liberal 31.40%
Somewhat Conservative 29.88%
Very Conservative 18.90%

Investment Insights

Value Appreciation Forecast

Our forecast uses the latest area-specific trends and market activities to offer a strategic overview of expected growth across the overall area, rather than for individual homes.

Median Home Value 564,024
5-Year Forecast Median Home Value 620,192
5-Year Appreciation Forecast 9.96%

Rental Viability Analysis

Gain insights into median rent and the rent-to-value ratio to identify promising rental investment opportunities. The 1% rule suggests a property is viable if the monthly rent is at least 1% of its value. Note that using area medians may skew this figure, especially if low-end homes dominate the rental market. Despite this, the ratio is a useful initial indicator for further exploration of rental investments.

Median Monthly Rent 1,718
Median Home Value 564,024
Rent to Value Ratio 0.30%

Summary Scores


The Desirability Score measures how closely an area approaches a "perfect" neighborhood. This ideal is characterized by no crime or safety concerns, top-tier schools, a highly-educated population, no noise or air pollution, no risk of earthquakes or floods, high walkability, and a harmonious mix of nature and development.

The score ranges from 0 to 100, with a higher score indicating closer alignment to this ideal.

Desirability Score 70.90

Bang for the Buck

The Bang for the Buck Index measures the ratio of the expected cost of a neighborhood based on its characteristics to its actual cost. An index close to 1 implies that the neighborhood's value is on par with its qualities.

An index greater than 1 indicates that the area offers excellent value for what it provides, while an index less than 1 suggests that the area may be overpriced.

Note that this measure is estimated relative to the entire US housing market, not just the local market.

Bang for the Buck 58.00
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Disclaimer: Due to the dynamic nature of the housing market, the information in this report may not always reflect the most current or precise data. Maptimum is not responsible for any discrepancies or inaccuracies.