Single-Story Medical Office
For Sale
$795,000
445 Barnard Blvd, Sunnyside, WA 98944
COMMERCIAL - Sunnyside, WA
Property Size5,040 SF
Lot Size1.40 Acres
Price / SF$157.74
Days on Market485
Property Features for 445 Barnard Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
OTH - Agt Remrk
Lot features
Paved Road
Directions
Take E Edison Ave west out of Sunnyside. Property will on the left at the corner of Barnard and E Edison.
Subdivision
13J - Sunnyside
Standard status
Active
APN
231030-13401
Size
5,040 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8095
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2002
Flooring type
Tile
Building materials
Frame
Roof type
Composition
Listing Agency:
Keller Williams Yakima Valley · Keller Williams Realty
(509) 966-1020
Listed By:
Russ Roberts, · License #26317
(509) 949-2192
Added: May 7, 2025
Changed: Aug 4
Last Checked: Sep 3 at 12:06PM
MLS# 25-1412
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.
445 Barnard Blvd is a single-story 5,040-square-foot medical and diagnostic building constructed in 2002 on a 1.4-acre lot. The property’s most recent use was a bovine veterinarian clinic, and the interior layout is described as well suited for laboratory functions and office space. Two front entrances support a flexible configuration, including the possibility of multiple tenants.
Located within Sunnyside’s commercial district, the building is positioned for access to major transportation routes, including Interstate 82. The seller also notes the location is in a newer part of Sunnyside near the Port of Sunnyside offices.
Located within Sunnyside’s commercial district, the building is positioned for access to major transportation routes, including Interstate 82. The seller also notes the location is in a newer part of Sunnyside near the Port of Sunnyside offices.
Key Highlights
- 5,040‑square‑foot, single‑story commercial building built in 2002 on a 1.4‑acre lot in Sunnyside, WA
- Previously used as a bovine veterinarian clinic; layout described as suited for laboratory functions and offices
- Two front entrances, offering potential flexibility for multiple tenants
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
$53,734
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
6.76%
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%
$1,074,680
$1.1M
Cap Rate 7%
$767,629
$767.6K
Cap Rate 9%
$597,044
$597.0K
Market Conditions
NOI Build-Up for 5,040 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
$96.2K $19.08/SF
− Vacancy
−$6.6K −$1.31/SF
EGI
$89.6K $17.77/SF
− OpEx
−$35.8K −$7.11/SF
NOI
$53.7K $10.66/SF
Area
Yakima County, WA
Vacancy
6.87%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
40.00%
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%
$1,074,680
Cap Rate 7%
$767,629
Cap Rate 9%
$597,044
Alternative Uses
Best Use
Healthcare Medical
$767.6K
$671.7K – $895.6K
NOI $53,734 @ 7.0% cap · market cap 6.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.02M
$895.6K – $1.19M
NOI $71,645 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
270
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical center - Single-story medical building built in 2002 with two front entrances and a prior veterinary clinic layout.
Where is this medical center located?
The property is located at 445 Barnard Blvd Sunnyside, WA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 5,040‑square‑foot, single‑story commercial building built in 2002 on a 1.4‑acre lot in Sunnyside, WA; Previously used as a bovine veterinarian clinic; layout described as suited for laboratory functions and offices; Two front entrances, offering potential flexibility for multiple tenants
