Warehouse with Cold
For Sale
$9,750,000
8060 Keene Rd, West Richland, WA 99353
Commercial Sale, West Richland, WA
Property Size35,000 SF
Lot Size5.00 Acres
Price / SF$278.57
Days on Market229
Property Features for 8060 Keene Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
INDUST /LIGHT
Parking
51
Subdivision
West Richland
Directions
Head west on Keene cross over Van Giessen located on your right
Standard status
Active
APN
***
Lot size
5.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
110000
Amenities
modern offices
laboratory
meeting rooms
entertaining area
Building Details
Year built
2017
Listing Agency:
NAI Tri-Cities Commercial
(509) 943-5200
Listed By:
Todd Sternfeld · License #7AA1183
(509) 539-3998
Added: Jan 14
Changed: Aug 26
Last Checked: Aug 31 at 1:06PM
MLS# 289810
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 warehouse property includes modern office space, a laboratory, meeting rooms, and an entertaining area within a 35,000-square-foot industrial building constructed in 2017. The facility also provides temperature-controlled cold storage, a loading dock, three 14-foot roll-up doors, and reinforced concrete floors measuring 6 to 8-9 inches thick. A 600-amp breaker and 1,600-amp 480/277-volt electrical capacity support demanding industrial operations.
The building occupies a 5-acre site at 8060 Keene Rd in West Richland, Washington, within an area described as experiencing residential growth and new retail development. Commercial-zoned lots surround the property, and the site carries INDUST /LIGHT zoning. The configuration supports warehouse, distribution, manufacturing, and brewery uses identified in the property information.
The building occupies a 5-acre site at 8060 Keene Rd in West Richland, Washington, within an area described as experiencing residential growth and new retail development. Commercial-zoned lots surround the property, and the site carries INDUST /LIGHT zoning. The configuration supports warehouse, distribution, manufacturing, and brewery uses identified in the property information.
Key Highlights
- 35,000‑square‑foot warehouse on a 5‑acre site
- Temperature‑controlled cold storage with loading dock
- Three 14‑foot high roll‑up doors
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
$277,477
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
2.85%
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%
$5,549,540
$5.5M
Cap Rate 7%
$3,963,957
$4.0M
Cap Rate 9%
$3,083,078
$3.1M
Market Conditions
NOI Build-Up for 35,000 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
$462.0K $13.20/SF
− Vacancy
−$35.1K −$1.00/SF
EGI
$426.9K $12.20/SF
− OpEx
−$149.4K −$4.27/SF
NOI
$277.5K $7.93/SF
Area
Benton County, WA
Vacancy
7.60%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
35.00%
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%
$5,549,540
Cap Rate 7%
$3,963,957
Cap Rate 9%
$3,083,078
Alternative Uses
Best Use
Flex RnD
$3.96M
$3.47M – $4.62M
NOI $277,477 @ 7.0% cap · market cap 2.85%
Second Best
Warehouse
$3.13M
$2.74M – $3.65M
NOI $218,859 @ 7.0% cap · market cap 2.24%
Theoretical Best
Office A
$9.71M
$8.49M – $11.33M
NOI $679,540 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 99353, WA
17,934
Population
6,592
Households
2.7
Avg Household Size
37
Median Age
40%
College-Educated
93%
High-School Grad
25.8 sq mi
ZIP Area
695
Density / Sq Mi
$120,396
Median Household Income
$59,812
Median Earnings
$1,534
Median Rent
$407,600
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial facility combines office and production-support areas with temperature-controlled storage.
Where is this warehouse located?
The property is located at 8060 Keene Rd West Richland, WA.
What is the asking price?
The asking price for this property is $9,750,000.
What are key features of this property?
This property features: 35,000‑square‑foot warehouse on a 5‑acre site; Temperature‑controlled cold storage with loading dock; Three 14‑foot high roll‑up doors
