Ranch Duplex with Two
For Sale
$335,000
3103 W 13TH Ct, Spokane, WA 99224
Residential Income, Spokane, WA
Property Size1,152 SF
Lot Size0.17 Acres
Price / SF$290.80
Days on Market209
Property Features for 3103 W 13TH Ct
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Laundry Room, Bedroom 1, Bathroom 1, Bedroom 2, Utility Room
Parking
2
Parking features
Offsite
Window features
Vinyl Frames
Interior features
High Speed Internet
Basement
Crawl Space
Appliances
Free-Standing Range, Refrigerator, Microwave, Washer, Dryer
Lot features
Level, Cul-De-Sac
View
Territorial
Elementary school
Hutton
Middle school
Peperzak
High school
Lewis & Clark
Elementary school district
Spokane Dist 81
Directions
From I90 Westbound - Take exit 279 for US-195 S toward Colfax/Pullman Continue onto US-195 S - Take W 16th Ave Continue on W 16th Ave. Take S Lindeke St, W 13th Ave and W Woodland Blvd to W 13th Ct
Standard status
Active
APN
25234.5808
Size
1,152 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
2491
Utilities
Heating system
Baseboard, Zoned, Electric (Heating), Ductless (Heating)
Cooling system
Wall Unit(s)
Building Details
Year built
1942
Floors in Building
1
Number of units
2
Flooring type
Wood
Building materials
Wood Siding
Roof type
Composition
Architectural style
Ranch
Listing Agency:
Realty One Group Eclipse
(509) 327-2238
Listed By:
Farrah Kaufman · License #94146
(509) 624-6873
Added: Feb 11
Changed: Sep 5
Last Checked: Sep 8 at 10:06PM
MLS# 202612058
Copyright © 2026 Spokane 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 ranch-style duplex contains two residences totaling 1,152 square feet on a 0.17-acre lot. Each unit is arranged with one bedroom and one bathroom, while wood flooring, wood siding, composition roofing, and a 1942 construction date define the property’s physical character. Appliances include ranges, refrigerators, microwaves, washers, and dryers. Heating is provided through electric zoned, ductless, and baseboard systems, with wall-unit cooling and high-speed internet access.
The property is positioned near the I90 corridor, with Spokane International Airport and Fairchild AFB nearby. Finch Arboretum and the Fish Lake Trail provide access to outdoor recreation, while downtown Spokane is described as a five-minute drive. Indian Canyon Golf Course, Riverside State Park, and The Palisades Park are also identified in the surrounding area.
The property is positioned near the I90 corridor, with Spokane International Airport and Fairchild AFB nearby. Finch Arboretum and the Fish Lake Trail provide access to outdoor recreation, while downtown Spokane is described as a five-minute drive. Indian Canyon Golf Course, Riverside State Park, and The Palisades Park are also identified in the surrounding area.
Key Highlights
- Two‑unit duplex with a one‑bedroom, one‑bath layout in each residence
- 1,152 square feet on a 0.17‑acre lot
- Ranch‑style property constructed in 1942
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
$13,178
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
3.93%
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%
$263,560
$263.6K
Cap Rate 7%
$188,257
$188.3K
Cap Rate 9%
$146,422
$146.4K
Market Conditions
NOI Build-Up for 1,152 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
$20.0K $17.40/SF
− Vacancy
−$1.2K −$1.06/SF
EGI
$18.8K $16.34/SF
− OpEx
−$5.6K −$4.90/SF
NOI
$13.2K $11.44/SF
Area
Spokane, WA
Vacancy
6.08%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$263,560
Cap Rate 7%
$188,257
Cap Rate 9%
$146,422
Alternative Uses
Best Use
Multifamily LT 5
$188.3K
$164.7K – $219.6K
NOI $13,178 @ 7.0% cap · market cap 3.93%
Second Best
Apartment 5plus
$163.7K
$143.2K – $191.0K
NOI $11,458 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$297.2K
$260.1K – $346.8K
NOI $20,805 @ 7.0% cap · market cap 6.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
80
Businesses Nearby
Explore this area
Business Placement
Demographics for 99224, WA
24,085
Population
10,559
Households
2.3
Avg Household Size
39
Median Age
41%
College-Educated
96%
High-School Grad
118.8 sq mi
ZIP Area
203
Density / Sq Mi
$76,785
Median Household Income
$50,678
Median Earnings
$1,290
Median Rent
$439,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence includes one bedroom and one bathroom within an efficient layout suited to residential rental use.
Where is this duplex located?
The property is located at 3103 W 13TH Ct Spokane, WA.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Two‑unit duplex with a one‑bedroom, one‑bath layout in each residence; 1,152 square feet on a 0.17‑acre lot; Ranch‑style property constructed in 1942
