Two-Suite Retail
For Sale
$435,000
Pending
5804 W Clearwater Ave, Kennewick, WA 99336
Commercial Sale, Kennewick, WA
Property Size2,589 SF
Lot Size0.20 Acres
Days on Market227
Property Features for 5804 W Clearwater Ave
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
COMMCL GENERAL
Window features
Storm Window(s), Vinyl Frames
Interior features
Raised Ceiling(s)
Exterior features
Parking/10+ Spaces
Subdivision
Kennewick West
Lot features
Loc in City Limits
Directions
On Clearwater Ave
Standard status
Pending
APN
133993050002001
Size
2,589 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1715
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1952
Flooring type
Carpet, Vinyl
Building materials
Masonry, Wood Siding
Roof type
Composition
Listing Agency:
HomeSmart Elite Brokers
(509) 371-9085
Listed By:
Dina Mendoza
(509) 366-6061
Added: Feb 9
Changed: Sep 23
Last Checked: Sep 24 at 5:06PM
MLS# 290383
Copyright © 2026 PACMLS. 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 2,589-square-foot retail property is arranged as Suite A and Suite B, with an independent entrance for each. Suite A combines an open office or retail area with multiple offices, a kitchen, and a bathroom. Suite B provides a sizable showroom, additional rooms, and a bathroom. Raised ceilings, carpet and vinyl flooring, central air, and forced-air natural gas heat are among the building features. Masonry and wood siding construction, along with a composition roof, complete the improvements.
Located on W Clearwater Ave in Kennewick, the property includes 0.2 acres and parking for 10+ spaces. The general commercial zoning designation is COMMCL GENERAL. Built in 1952, the building offers a configuration suited to a range of office, retail, medical, or service-oriented uses supported by the existing layout.
Located on W Clearwater Ave in Kennewick, the property includes 0.2 acres and parking for 10+ spaces. The general commercial zoning designation is COMMCL GENERAL. Built in 1952, the building offers a configuration suited to a range of office, retail, medical, or service-oriented uses supported by the existing layout.
Key Highlights
- 2,589 square feet arranged as Suite A and Suite B
- Each suite has its own entrance
- Suite A includes retail or office area, multiple offices, kitchen, and bathroom
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
$30,468
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
7.00%
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%
$609,360
$609.4K
Cap Rate 7%
$435,257
$435.3K
Cap Rate 9%
$338,533
$338.5K
Market Conditions
NOI Build-Up for 2,589 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
$46.6K $18.00/SF
− Vacancy
−$3.1K −$1.19/SF
EGI
$43.5K $16.81/SF
− OpEx
−$13.1K −$5.04/SF
NOI
$30.5K $11.77/SF
Area
Benton County, WA
Vacancy
6.60%
Lease Rate
$18.00 /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%
$609,360
Cap Rate 7%
$435,257
Cap Rate 9%
$338,533
Alternative Uses
Best Use
Retail
$435.3K
$380.9K – $507.8K
NOI $30,468 @ 7.0% cap · market cap 7.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$718.1K
$628.3K – $837.8K
NOI $50,267 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
706
Businesses Nearby
81k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 56%
Shops & Services 40%
Beauty & Spa 3%
Home Improvements & Furnishings 1%
Safeway
Groceries
45,817 visits/mo
0.4 miles
Speedway
Shops & Services
6,361 visits/mo
0.4 miles
Wells Fargo
Shops & Services
6,287 visits/mo
0.2 miles
Exxon
Shops & Services
5,813 visits/mo
0.1 miles
U.S. Bank
Shops & Services
5,063 visits/mo
0.4 miles
Demographics for 99336, WA
51,127
Population
20,915
Households
2.4
Avg Household Size
33
Median Age
21%
College-Educated
85%
High-School Grad
13.4 sq mi
ZIP Area
3,815
Density / Sq Mi
$63,308
Median Household Income
$38,211
Median Earnings
$1,155
Median Rent
$292,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible commercial layout with separate entrances, showroom space, offices, kitchen, and bathrooms.
Where is this retail space located?
The property is located at 5804 W Clearwater Ave Kennewick, WA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 2,589 square feet arranged as Suite A and Suite B; Each suite has its own entrance; Suite A includes retail or office area, multiple offices, kitchen, and bathroom
