Gonzaga Area Investment
For Sale
$399,900
11 E Sinto Ave, Spokane, WA 99202
COMMERCIAL - Spokane, WA
Property Size1,827 SF
Lot Size0.16 Acres
Price / SF$218.88
Days on Market114
Property Features for 11 E Sinto Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC150
Basement
Unfinished, Partial
Subdivision
Logan
Lot features
Fenced Yard, Level, City Bus (w/in 6 blks), Fencing
Elementary school
Logan
Middle school
Yasuhara
High school
North Central
Elementary school district
Spokane Dist 81
Directions
On the north side of Sinto Ave between Division and Ruby (across from Zips)
Standard status
Active
APN
35172.0711
Size
1,827 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
3725
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1903
Floors in Building
2
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
Keller Williams Spokane - Main · Keller Williams Realty
(509) 458-4000
Listed By:
Bryan Swanson · License #102133
(509) 458-4000
Added: May 5
Changed: Aug 4
Last Checked: Aug 26 at 8:06AM
MLS# 202616802
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.
Investment Insights
Based on property information with market context.
This property, located in the Gonzaga area, is currently configured as a 5-bedroom, 2-bath rental house. It has been consistently rented to Gonzaga University students for the past 20 years. The property features vinyl siding, vinyl windows, a gas furnace, central air conditioning, new flooring, new interior paint, and an in-ground sprinkler system. A laundry/mud room is located off the back door. The property includes a large fenced backyard and ample parking in both the front and back. The tenants are responsible for all utilities. Leased through May of 2027 for $2875 per month. Zoned commercial (GC-150), the 0.163-acre lot offers a multitude of options. The building size is 1827 square feet. The property is located a few blocks from campus.
Key Highlights
- Leased through May 2027 for $2875/mo, providing immediate rental income.
- Proven rental history with zero vacancy for the past 20 years.
- Located a few short blocks from Gonzaga University campus.
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
$18,171
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
4.54%
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%
$363,420
$363.4K
Cap Rate 7%
$259,586
$259.6K
Cap Rate 9%
$201,900
$201.9K
Market Conditions
NOI Build-Up for 1,827 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
$35.3K $19.32/SF
− Vacancy
−$2.3K −$1.24/SF
EGI
$33.0K $18.08/SF
− OpEx
−$14.9K −$8.14/SF
NOI
$18.2K $9.95/SF
Area
Spokane, WA
Vacancy
6.40%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
45.00%
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%
$363,420
Cap Rate 7%
$259,586
Cap Rate 9%
$201,900
Alternative Uses
Best Use
Apartment 5plus
$259.6K
$227.1K – $302.9K
NOI $18,171 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$471.4K
$412.5K – $549.9K
NOI $32,996 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,938
Businesses Nearby
Explore this area
Business Placement
Demographics for 99202, WA
21,969
Population
8,296
Households
2.6
Avg Household Size
31
Median Age
33%
College-Educated
92%
High-School Grad
5.9 sq mi
ZIP Area
3,724
Density / Sq Mi
$61,323
Median Household Income
$31,892
Median Earnings
$1,070
Median Rent
$268,700
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Rental house near Gonzaga University, leased through May 2027.
Where is this single family property located?
The property is located at 11 E Sinto Ave Spokane, WA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Leased through May 2027 for $2875/mo, providing immediate rental income.; Proven rental history with zero vacancy for the past 20 years.; Located a few short blocks from Gonzaga University campus.
