Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Land Overlooking Williams Lake Title is generated by Realmo AI

    W Williams Lake Rd, Cheney, WA 99004

    View on Map
    Claim this Listing
    For Sale
    $399,000

    LAND - Cheney, WA

    Lot size:
    32.69 Acres
    Added:
    May 1, 2026
    Days on Market:
    9
    Last Refresh:
    May 9 at 12:06 pm

    Property Features for W Williams Lake Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    11086.9031
    Lot size
    32.69 Acres

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Ryan Stoker

    Listing agent Ryan Stoker License #105723

    Listing office RE/MAX Citibrokers 2607 S Southeast Blvd - Ste A1, Spokane, WA

    Listing date May 1, 2026

    MLS# 202616418 Listing URL

    Copyright © 2026 Spokane 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.

    HighLights

    • 32.69 acres overlooking Williams Lake.
    • New well drilled in 2006, tested at 50 gallons per minute.
    • Roughed‑in build site with amazing views.
    • Perc testing complete with report provided.
    • Septic site plan included for a 3‑bedroom home.
    • Power available at the property line.

    Overview

    This 32.69-acre property, comprised of three parcels, overlooks Williams Lake in Spokane County. The acreage features a roughed-in build site that offers views. A new well, drilled to a depth of 280 feet, was installed in the summer of 2006 and air-tested at 50 gallons per minute; a pump will be needed. Perc testing has been completed, and a report from 2006 is available. A septic site plan for a future three-bedroom home site is also included. Power is available at the property line. The location is home to wildlife, including mule deer, wild turkey, and pheasant.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Cheney
    County
    Spokane
    State
    Washington
    Longitude
    -117.654244
    Latitude
    47.333555

    Nearby Similar for Sale

    • $600,000
      5,284 SF

      Updated Multifamily Near Eastern Washington

      Updated multifamily property near Eastern Washington University with commercial kitchen.
      317 College Ave, Cheney, WA 99004
      View Details
    • $120,000

      Commercial Land in Cheney, WA

      Commercial land suitable for new ventures, utilities available.
      107 Simpson Pkwy, Cheney, WA 99004
      View Details
    • $1,599,900
      8,000 SF

      Versatile Shop/Home on 20 Acres

      8,000 sq ft multi-use space on 20 acres.
      14414 S Stangland Rd, Cheney, WA 99004
      View Details
    • $450,000
      2,215 SF

      Victorian 4-Plex Near EWU Campus

      Charming 4-unit rental property near Eastern Washington University.
      422 4th St, Cheney, WA 99004
      View Details
    • $850,000
      4,148 SF

      Cheney Automotive Business Opportunity

      Established automotive business with flexible occupancy and strong performance.
      200 Betz Rd, Cheney, WA 99004
      View Details
    • $325,000

      20-Acre Cheney Land Parcel

      Secluded 20-acre land near Cheney with power and building.
      5306 W Curtis Rd, Cheney, WA 99004
      View Details
    • $1,350,000
      4,736 SF

      Established Auto Body Shop ForSale

      Profitable auto body shop with equipment, business, and property included.
      2218 1st St, Cheney, WA 99004
      View Details
    • $599,000

      87 Acres in Cheney, WA

      Gated 87-acre property with new well, power, and subdividing potential.
      NKA S Ritchey Rd, Cheney, WA 99004
      View Details
    • $189,000

      Secluded Treed Land Parcel

      20.49 acre treed parcel with building locations near Cheney.
      Lorna Ln, Cheney, WA 99002
      View Details
    • $451,630

      60 Acres Near Wildlife Refuge

      60 acres of land near Turnbull National Wildlife Refuge.
      UNK S Cheney Plaza Rd, Cheney, WA 99004
      View Details
    • $99,000

      Secluded 10-Acre Treed Parcel

      10-acre treed parcel with building locations near Cheney, WA.
      Lorna Ln, Cheney, WA 99002
      View Details
    • $499,000

      57.63 Acres Prime Cheney Land

      Versatile land with farming potential, building sites, well, and power.
      S Scribner Rd, Cheney, WA 99004
      View Details

    FAQs

    What type of property is this?
    Land - 32.69 acres with well, perc test, and septic plan.
    Where is this land located?
    The property is located at W Williams Lake Rd Cheney, WA.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: 32.69 acres overlooking Williams Lake.; New well drilled in 2006, tested at 50 gallons per minute.; Roughed‑in build site with amazing views.
    (509) 953-9539
    We can help!
    Listing Contact
    Ryan Stoker
    Real Estate License ID: 105723
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    W Williams Lake Rd, Cheney, WA 99004
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!