Downtown Mixed-Use
For Sale
$899,999
600 E Edison Ave, Sunnyside, WA 98944
COMMERCIAL - Sunnyside, WA
Property Size6,875 SF
Lot Size0.19 Acres
Price / SF$130.91
Days on Market80
Property Features for 600 E Edison Ave
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
COMMCL GENERAL
Parking
11
Directions
GPS friendly. Go S on E Edison Ave from Yakima Valley Highway, follow until you get to downtown square, building will be to your right at the main intersection.
Standard status
Active
APN
22102524502
Size
6,875 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3219
Building Details
Year built
1920
Listing Agency:
EXP Realty, LLC Tri Cities
(888) 317-5197
Listed By:
Brittany Byma · License #22036447
(509) 830-7326
Added: Jun 7
Changed: Aug 18
Last Checked: Aug 25 at 6:06PM
MLS# 293631
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.
Built in 1920, this mixed-use commercial building includes an income-producing lower level with five established commercial occupants: a law office, nail salon, barber shop, hair salon, and cafe. The upper floor is configured as office space and provides additional area for a future buildout or reconfiguration. The property is zoned COMMCL GENERAL.
The building is located at 600 E Edison Ave in downtown Sunnyside, directly beside Centennial Square. Its setting places the property near community events, festivals, parades, and other public gatherings held throughout the year. The combination of occupied commercial space, an existing office layout upstairs, and a downtown location supports a range of commercial ownership and operating strategies.
The building is located at 600 E Edison Ave in downtown Sunnyside, directly beside Centennial Square. Its setting places the property near community events, festivals, parades, and other public gatherings held throughout the year. The combination of occupied commercial space, an existing office layout upstairs, and a downtown location supports a range of commercial ownership and operating strategies.
Key Highlights
- Five established commercial tenants occupy the lower level
- Tenant mix includes a law office, nail salon, barber shop, hair salon, and cafe
- Upper level is currently configured as office space
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
$73,183
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
8.13%
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%
$1,463,660
$1.5M
Cap Rate 7%
$1,045,471
$1.0M
Cap Rate 9%
$813,144
$813.1K
Market Conditions
NOI Build-Up for 6,875 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
$104.8K $15.24/SF
− Vacancy
−$7.2K −$1.05/SF
EGI
$97.6K $14.19/SF
− OpEx
−$24.4K −$3.55/SF
NOI
$73.2K $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%
$1,463,660
Cap Rate 7%
$1,045,471
Cap Rate 9%
$813,144
Alternative Uses
Best Use
Office B
$1.05M
$914.8K – $1.22M
NOI $73,183 @ 7.0% cap · market cap 8.13%
Second Best
Retail
$995.8K
$871.4K – $1.16M
NOI $69,709 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$1.40M
$1.22M – $1.63M
NOI $97,731 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
714
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?
Mixed-use property - Two-level commercial property with five occupied tenant spaces and an office-configured upper floor.
Where is this mixed-use property located?
The property is located at 600 E Edison Ave Sunnyside, WA.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: Five established commercial tenants occupy the lower level; Tenant mix includes a law office, nail salon, barber shop, hair salon, and cafe; Upper level is currently configured as office space
