Updated Four-Suite Office
For Sale
$860,000
2576 Yakima Valley Hwy, Sunnyside, WA 98944
COMMERCIAL - Sunnyside, WA
Property Size2,880 SF
Lot Size0.24 Acres
Price / SF$298.61
Days on Market96
Property Features for 2576 Yakima Valley Hwy
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C - Commercial, B2 - Local Business
Lot features
Corner
Directions
GPS Commpatible.
Subdivision
13J - Sunnyside
Standard status
Active
APN
23103043416
Size
2,880 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4212
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2007
Flooring type
Agent remarks
Building materials
Frame
Listing Agency:
eXp Realty LLC Kennewick
(888) 421-2531
Listed By:
Jorge Emilio Alvarez · License #22013106
(808) 200-3677
Added: May 9
Changed: Aug 4
Last Checked: Aug 12 at 1:06PM
MLS# 26-1341
Copyright © 2026 Yakima Association of Realtors. 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 2,880-square-foot office building contains four suites within a frame-constructed property built in 2007. Recent interior updates have been completed, and the building is equipped with central air conditioning, heat-pump heating, and public water service. The configuration provides multiple separately defined areas for office occupancy without introducing unsupported assumptions about specific uses.
The property occupies 0.24 acres at 2576 Yakima Valley Hwy in Sunnyside, Washington. Starbucks is located next door, with additional established retail and commercial businesses surrounding the property. Its setting along Yakima Valley Hwy provides direct exposure to the surrounding commercial activity.
The property occupies 0.24 acres at 2576 Yakima Valley Hwy in Sunnyside, Washington. Starbucks is located next door, with additional established retail and commercial businesses surrounding the property. Its setting along Yakima Valley Hwy provides direct exposure to the surrounding commercial activity.
Key Highlights
- Four office suites within a 2,880‑square‑foot building
- 0.24‑acre property at 2576 Yakima Valley Hwy, Sunnyside, WA 98944
- Built in 2007 with recent interior updates
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
$30,657
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
3.56%
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%
$613,140
$613.1K
Cap Rate 7%
$437,957
$438.0K
Cap Rate 9%
$340,633
$340.6K
Market Conditions
NOI Build-Up for 2,880 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
$43.9K $15.24/SF
− Vacancy
−$3.0K −$1.05/SF
EGI
$40.9K $14.19/SF
− OpEx
−$10.2K −$3.55/SF
NOI
$30.7K $10.64/SF
Area
Yakima County, WA
Vacancy
6.87%
Lease Rate
$15.24 /SF/Yr
Expense Ratio
25.00%
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%
$613,140
Cap Rate 7%
$437,957
Cap Rate 9%
$340,633
Alternative Uses
Best Use
Office B
$438.0K
$383.2K – $511.0K
NOI $30,657 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$584.9K
$511.8K – $682.3K
NOI $40,940 @ 7.0% cap · market cap 4.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
136
Businesses Nearby
Explore this area
Business Placement
Demographics for 98944, WA
22,412
Population
6,806
Households
3.3
Avg Household Size
29
Median Age
9%
College-Educated
59%
High-School Grad
544.6 sq mi
ZIP Area
41
Density / Sq Mi
$60,167
Median Household Income
$30,948
Median Earnings
$959
Median Rent
$230,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Four individual suites support flexible office occupancy in an updated commercial building beside Starbucks and established businesses.
Where is this office building located?
The property is located at 2576 Yakima Valley Hwy Sunnyside, WA.
What is the asking price?
The asking price for this property is $860,000.
What are key features of this property?
This property features: Four office suites within a 2,880‑square‑foot building; 0.24‑acre property at 2576 Yakima Valley Hwy, Sunnyside, WA 98944; Built in 2007 with recent interior updates
