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    3800 Branch Rd Wapato, WA 98951

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    Claim this Listing
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    For Sale
    $5,500,000

    COMMERCIAL - Wapato, WA

    Property size:
    6,540 SF
    Lot size:
    2.73 Acres
    Price / SF:
    $840/SF
    Added:
    Apr 23, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 24 at 8:06 am

    Property Features for 3800 Branch Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    19113322002 + additional
    Size
    6,540 SF
    Lot size
    2.73 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    4267

    Utilities

    Heating system
    Space Heater
    Water source
    Private

    Building Details

    Year built
    1950
    Floors in Building
    1
    Flooring type
    Concrete
    Roof type
    Metal

    We can help!

    Listing Contact
    Ivonne Young
    Ivonne Young

    Listing agent Ivonne Young License #79385

    Listing office Coldwell Banker Cascade Real Estate 205 N 40th Ave Suite 203, Yakima, WA

    Listing date Apr 23, 2026

    MLS# 26-1149

    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.

    Overview

    Established Propane Distribution Business

    This offering presents the opportunity to acquire Pacific Propane NW LLC, a complete operating package featuring two established propane distribution locations. The primary site, situated in Yakima County, comprises three contiguous parcels totaling 2.73 acres. This location has historically functioned as a propane distribution center, benefiting from direct railway service that facilitates efficient bulk delivery and regional distribution. Its strategic positioning within one of the region's major apple-growing areas allows it to effectively meet the significant seasonal demand for propane used in spring frost protection, making it a crucial supply hub for agricultural operations throughout the valley. The package also encompasses a leased propane distribution facility located in Tenino, WA (Thurston County). This site is located near the Chehalis coal-fired generating plant, which is expected to have its boilers operational in June. Each boiler requires approximately 2,000,000 gallons per year, and with five boilers, this creates a substantial and consistent demand stream -- positioning the Tenino facility as a premier delivery point for large-volume industrial consumption. Together, these locations provide a turnkey platform for buyers looking to establish a presence in the Central and Western Washington propane markets. The sale includes both locations as a package with ownership of Pacific Propane NW LLC.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Distribution centers

    Suggested Use

    Hotel & Motel Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Wapato
    County
    Yakima
    State
    Washington
    Longitude
    -120.458882
    Latitude
    46.405181

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    FAQs

    What type of property is this?
    Distribution center - Turnkey propane distribution business with two strategic locations.
    Where is this distribution center located?
    The property is located at 3800 Branch Rd Wapato, WA.
    What is the asking price?
    The asking price for this property is $5,500,000.
    What are key features of this property?
    This property features: Complete operating package with two established propane distribution locations.; Yakima County location features direct railway service for efficient bulk delivery.; Yakima County location strategically positioned in a major apple‑growing region for high seasonal demand.
    (509) 248-5050
    We can help!
    Listing Contact
    Ivonne Young
    Ivonne Young
    Real Estate License ID: 79385
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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