Townhome-Style Duplex with Mountain
For Sale
$565,000
1016 PEACH Rd, Winlock, WA 98596
MultiFamily, Winlock, WA
Property Size2,289 SF
Lot Size0.08 Acres
Price / SF$246.83
Days on Market48
Property Features for 1016 PEACH Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
County
Bedrooms
4
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 3, Bedroom 4, Bathroom 4, Bathroom 5, Bedroom 1, Bathroom 2, Bathroom 6, Bedroom 3, Bathroom 1, Bedroom 2
Elementary school
Winlock
Middle school
Winlock
High school
Winlock
Directions
Hwy 505 to Kakela Rd, to Apple Rd, to Peach Rd
Subdivision
_85
Standard status
Active
APN
015628002019
Size
2,289 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
SECTION 34 TOWNSHIP 12N RANGE 02W PTN NE4 LT 16 MEYERS MEADOWS AD
Tax Annual Amount
3449
Legal Description
SECTION 34 TOWNSHIP 12N RANGE 02W PTN NE4 LT 16 MEYERS MEADOWS AD
Utilities
Heating system
Ductless (Heating)
Amenities
garage
private back porch
upstairs laundry
Building Details
Year built
2023
Floors in Building
2
Number of units
2
Roof type
Composition
Listing Agency:
Redfin
(360) 558-3945
Listed By:
Deborah Campbell
(360) 213-7216
Added: Jul 29
Changed: Sep 13
Last Checked: Sep 14 at 11:06AM
MLS# 248769328
Copyright © 2026 Regional Multiple Listing Services. 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 2023, this 2,289-square-foot duplex is configured as two townhome-style residences, each measuring 1,145 square feet. Both units include two en-suite bedrooms, walk-in closets, full bathrooms, and laundry located upstairs near the bedrooms. Open main-level living areas connect to private rear porches, while ductless heating and composition roofing serve the property. A single-car garage provides additional convenience.
The property sits on 0.08 acres in Winlock, Washington, within Lewis County and County zoning. A Mount Rainier view is available from the primary bedroom. Unit A is leased month-to-month, while Unit B is owner-occupied and available for touring.
The property sits on 0.08 acres in Winlock, Washington, within Lewis County and County zoning. A Mount Rainier view is available from the primary bedroom. Unit A is leased month-to-month, while Unit B is owner-occupied and available for touring.
Key Highlights
- Two‑unit townhome‑style duplex totaling 2,289 square feet
- Each unit measures 1,145 square feet and includes two en‑suite bedrooms
- Built in 2023 on a 0.08‑acre lot
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
$24,478
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
4.33%
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%
$489,560
$489.6K
Cap Rate 7%
$349,686
$349.7K
Cap Rate 9%
$271,978
$272.0K
Market Conditions
NOI Build-Up for 2,289 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
$37.1K $16.20/SF
− Vacancy
−$2.1K −$0.92/SF
EGI
$35.0K $15.28/SF
− OpEx
−$10.5K −$4.58/SF
NOI
$24.5K $10.69/SF
Area
Lewis County, WA
Vacancy
5.70%
Lease Rate
$16.20 /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%
$489,560
Cap Rate 7%
$349,686
Cap Rate 9%
$271,978
Alternative Uses
Best Use
Multifamily LT 5
$349.7K
$306.0K – $408.0K
NOI $24,478 @ 7.0% cap · market cap 4.33%
Second Best
Apartment 5plus
$322.6K
$282.3K – $376.3K
NOI $22,580 @ 7.0% cap · market cap 4.00%
Theoretical Best
Office A
$698.2K
$610.9K – $814.5K
NOI $48,871 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 98596, WA
6,990
Population
2,676
Households
2.6
Avg Household Size
45
Median Age
21%
College-Educated
94%
High-School Grad
88.8 sq mi
ZIP Area
79
Density / Sq Mi
$75,750
Median Household Income
$43,566
Median Earnings
$1,184
Median Rent
$364,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Recently built duplex with private outdoor space, en-suite bedrooms, upstairs laundry, and a garage.
Where is this duplex located?
The property is located at 1016 PEACH Rd Winlock, WA.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Two‑unit townhome‑style duplex totaling 2,289 square feet; Each unit measures 1,145 square feet and includes two en‑suite bedrooms; Built in 2023 on a 0.08‑acre lot
