Office Building Zoned
For Sale
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10525 E Main Ave, Spokane Valley, WA 99206
Single-unit office building in MF zoning, built in 1958 and suited for office or medical use.
Property Size2,524 SF
Price / SF$178.29
Days on Market196
Property Features for 10525 E Main Ave
General Information
Standard status
Active
Size
2,524 SF
Property subtype
OFFICE
Zoning
MF
Additional Details
Office Units
1
Building Details
Year Built
1958
Buildings
1
Building Size
2,524 SF
Listing Agency:
SVN Cornerstone LLC
(509) 321-2000
Listed By:
Danny Patterson · License ##114652
(509) 209-7455
Source:
Moodyscre
Added: Mar 3
Changed: Sep 10
Last Checked: Sep 14 at 10:31AM
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 SVN Cornerstone LLC
Investment Insights
Based on property information with market context.
10525 E Main Ave is a single-unit office building totaling 2,524 SF, constructed in 1958. The building is described as well-maintained and move-in ready, offering flexibility for office or medical use.
The property is zoned MF, supporting a versatile tenant mix within an office-oriented configuration. The location is in Spokane Valley, with visibility and accessibility positioned to serve prospective tenants seeking a convenient presence.
With its straightforward, single-unit layout and MF zoning, this building can serve as a practical base for an office or medical practice looking for an established property built to support day-to-day operations.
The property is zoned MF, supporting a versatile tenant mix within an office-oriented configuration. The location is in Spokane Valley, with visibility and accessibility positioned to serve prospective tenants seeking a convenient presence.
With its straightforward, single-unit layout and MF zoning, this building can serve as a practical base for an office or medical practice looking for an established property built to support day-to-day operations.
Key Highlights
- 2,524 SF office building built in 1958
- Zoned MF for office or medical use versatility
- Single unit configuration
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
$28,268
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
6.28%
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%
$565,360
$565.4K
Cap Rate 7%
$403,829
$403.8K
Cap Rate 9%
$314,089
$314.1K
Market Conditions
NOI Build-Up for 2,524 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
$51.5K $20.40/SF
− Vacancy
−$4.4K −$1.73/SF
EGI
$47.1K $18.67/SF
− OpEx
−$18.8K −$7.47/SF
NOI
$28.3K $11.20/SF
Area
Spokane Valley, WA
Vacancy
8.50%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
40.00%
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%
$565,360
Cap Rate 7%
$403,829
Cap Rate 9%
$314,089
Alternative Uses
Best Use
Healthcare Medical
$403.8K
$353.4K – $471.1K
NOI $28,268 @ 7.0% cap · market cap 6.28%
Second Best
Office B
$386.2K
$337.9K – $450.5K
NOI $27,032 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$548.3K
$479.8K – $639.7K
NOI $38,381 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
533
Businesses Nearby
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Business Placement
Demographics for 99206, WA
39,842
Population
17,339
Households
2.3
Avg Household Size
39
Median Age
28%
College-Educated
95%
High-School Grad
23.4 sq mi
ZIP Area
1,703
Density / Sq Mi
$75,538
Median Household Income
$42,018
Median Earnings
$1,174
Median Rent
$362,100
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Single-unit office building in MF zoning, built in 1958 and suited for office or medical use.
Where is this office building located?
The property is located at 10525 E Main Ave Spokane Valley, WA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,524 SF office building built in 1958; Zoned MF for office or medical use versatility; Single unit configuration
