Tacoma Flex Space with
For Sale
$2,885,000
10324 Portland Ave E, Tacoma, WA 98445
8,640 SF building on 1.01 acres near Highway 512.
Property Size8,640 SF
Lot Size1.01 Acres
Price / SF$333.91
Days on Market220
Property Features for 10324 Portland Ave E
General Information
Standard status
Active
Size
8,640 SF
Lot size
1.01 Acres
Property subtype
Industrial
Building Details
Building Size
8,640 SF
Listed By:
Dave Douglas, SIOR, CCIM
(253) 203-1326
Source:
Naiglobal
Added: Jan 27
Changed: Sep 4
Last Checked: Sep 1 at 10:36PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Dave Douglas, SIOR, CCIM
Investment Insights
Based on property information with market context.
This property features an 8,640 square foot building area situated on a 44,095 square foot (1.01 acres) lot. The main building comprises 7,444 square feet, including 7,000 square feet of office space across two floors and a 2,940 square foot shop/warehouse. Additionally, there is a 2,400 square foot canopy and two 600 square foot Quonset Hut buildings, totaling 1,200 square feet. The property is secured with a fenced, fully lit yard and high-tech security systems. Zoned CE- Community Employment, it is suitable for contractor, engineering, or other businesses with yard requirements. The location offers convenient access to Highway 512, I-5, Highway 167, and the Portland Ave off-ramp, with freeway access within 1/4 mile and the Port of Tacoma 6 miles north on Portland Ave.
Key Highlights
- Excellent Location: Close to Highway 512, I‑5, Highway 167, and Portland Ave, with freeway access in 1/4 mile and Port of Tacoma 6 miles away.
- Secured and Lit Yard: Fully fenced and lit yard with high‑tech security systems.
- Versatile Building Space: Includes a 7,444 SF main building with office and shop/warehouse space, plus a canopy and Quonset hut buildings.
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
$139,968
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
4.85%
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%
$2,799,360
$2.8M
Cap Rate 7%
$1,999,543
$2.0M
Cap Rate 9%
$1,555,200
$1.6M
Market Conditions
NOI Build-Up for 8,640 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
$233.3K $27.00/SF
− Vacancy
−$46.7K −$5.40/SF
EGI
$186.6K $21.60/SF
− OpEx
−$46.7K −$5.40/SF
NOI
$140.0K $16.20/SF
Area
Tacoma, WA
Vacancy
20.00%
Lease Rate
$27.00 /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%
$2,799,360
Cap Rate 7%
$1,999,543
Cap Rate 9%
$1,555,200
Alternative Uses
Best Use
Office B
$2.00M
$1.75M – $2.33M
NOI $139,968 @ 7.0% cap · market cap 4.85%
Second Best
Warehouse
$1.60M
$1.40M – $1.87M
NOI $112,331 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$2.66M
$2.32M – $3.10M
NOI $185,898 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
339
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 98445, WA
33,927
Population
12,546
Households
2.7
Avg Household Size
36
Median Age
19%
College-Educated
90%
High-School Grad
10.4 sq mi
ZIP Area
3,262
Density / Sq Mi
$90,063
Median Household Income
$48,574
Median Earnings
$1,721
Median Rent
$413,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - 8,640 SF building on 1.01 acres near Highway 512.
Where is this flex space located?
The property is located at 10324 Portland Ave E Tacoma, WA.
What is the asking price?
The asking price for this property is $2,885,000.
What are key features of this property?
This property features: Excellent Location: Close to Highway 512, I‑5, Highway 167, and Portland Ave, with freeway access in 1/4 mile and Port of Tacoma 6 miles away.; Secured and Lit Yard: Fully fenced and lit yard with high‑tech security systems.; Versatile Building Space: Includes a 7,444 SF main building with office and shop/warehouse space, plus a canopy and Quonset hut buildings.
