Downtown Marysville Mixed-Use
For Sale
$839,000
Pending
1092 State Ave, Marysville, WA 98270
Mixed-use building in downtown Marysville with high development potential.
Property Size4,120 SF
Days on Market181
Property Features for 1092 State Ave
General Information
Standard status
Pending
Size
4,120 SF
Property subtype
Commercial
Building Details
Year Built
1949
Listing Agency:
KW COMMERCIAL GSWA MCI LLC
(425) 765-3568
Listed By:
MELISSA JOHNSON · License #105175
Source:
Corcoran
Added: Feb 17
Changed: Aug 8
Last Checked: Aug 8 at 6:12AM
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 KW COMMERCIAL GSWA MCI LLC
Investment Insights
Based on property information with market context.
Located in the heart of downtown Marysville, this building offers a mixed-use space with downtown core zoning. The zoning encourages retail, high-density multi-family residential, office, professional services, and a mix of commercial uses. Development standards allow for buildings up to 85 feet in height. The property benefits from high traffic and visibility, with proximity to I-5 and walkable access to retail amenities. The building size is 4120 square feet. This property presents an opportunity for investors to lease the space to new tenants.
Key Highlights
- Prime Downtown Marysville location.
- Mixed Use/Downtown Core Zoning allows for diverse development options (Retail, Residential, Office, etc.).
- Development Standards permit building heights up to 85 feet.
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
$73,383
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
8.75%
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%
$1,467,660
$1.5M
Cap Rate 7%
$1,048,329
$1.0M
Cap Rate 9%
$815,367
$815.4K
Market Conditions
NOI Build-Up for 4,120 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
$112.7K $27.36/SF
− Vacancy
−$14.9K −$3.61/SF
EGI
$97.8K $23.75/SF
− OpEx
−$24.5K −$5.94/SF
NOI
$73.4K $17.81/SF
Area
Snohomish County, WA
Vacancy
13.20%
Lease Rate
$27.36 /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%
$1,467,660
Cap Rate 7%
$1,048,329
Cap Rate 9%
$815,367
Alternative Uses
Best Use
Office B
$1.05M
$917.3K – $1.22M
NOI $73,383 @ 7.0% cap · market cap 8.75%
Second Best
Apartment 5plus
$880.3K
$770.3K – $1.03M
NOI $61,624 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,430 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,420
Businesses Nearby
Explore this area
Business Placement
Demographics for 98270, WA
51,969
Population
19,840
Households
2.6
Avg Household Size
37
Median Age
23%
College-Educated
93%
High-School Grad
14.3 sq mi
ZIP Area
3,634
Density / Sq Mi
$102,258
Median Household Income
$50,619
Median Earnings
$1,845
Median Rent
$540,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building in downtown Marysville with high development potential.
Where is this mixed-use property located?
The property is located at 1092 State Ave Marysville, WA.
What is the asking price?
The asking price for this property is $839,000.
What are key features of this property?
This property features: Prime Downtown Marysville location.; Mixed Use/Downtown Core Zoning allows for diverse development options (Retail, Residential, Office, etc.).; Development Standards permit building heights up to 85 feet.
