Valley Ave Commercial
For Sale
$895,000
Pending
1109 Valley Ave NW, Puyallup, WA 98371
Commercial property with living space, workshop, and high-traffic exposure.
Property Size6,420 SF
Days on Market353
Property Features for 1109 Valley Ave NW
General Information
Standard status
Pending
Size
6,420 SF
Property subtype
Commercial
Building Details
Year Built
1955
Listing Agency:
HASKELL REALTY
(253) 732-8965
Listed By:
DAVID HASKELL
Source:
Corcoran
Added: Aug 22, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:05PM
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 HASKELL REALTY
Investment Insights
Based on property information with market context.
This commercial property is located on Valley Ave, offering 180 feet of street frontage and parking. The property includes a 1600 sq ft living space upstairs, featuring 2 bedrooms and 2 bathrooms, along with a rooftop patio and garden area accessible from the kitchen. A new furnace and heat pump have been installed. An additional bedroom or office and a storage room are located downstairs. The property previously functioned as a machine shop, and the remaining machinery and tools are available for negotiation. Zoned for commercial use with limited manufacturing, the property includes a large warehouse and workshop area with roll-up doors. Its location provides high-traffic street exposure and proximity to downtown Puyallup and freeway access, presenting a variety of opportunities.
Key Highlights
- Prime commercial location on Valley Ave with 180ft of street frontage and ample parking.
- Versatile commercial zoning with limited manufacturing allowance and large warehouse/workshop space with roll‑up doors.
- Unique property setup with 1600 sq ft of upstairs living space including 2 bedrooms and 2 bathrooms.
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
$76,270
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
8.52%
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%
$1,525,400
$1.5M
Cap Rate 7%
$1,089,571
$1.1M
Cap Rate 9%
$847,444
$847.4K
Market Conditions
NOI Build-Up for 6,420 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
$138.7K $21.60/SF
− Vacancy
−$16.6K −$2.59/SF
EGI
$122.0K $19.01/SF
− OpEx
−$45.8K −$7.13/SF
NOI
$76.3K $11.88/SF
Area
Pierce County, WA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,525,400
Cap Rate 7%
$1,089,571
Cap Rate 9%
$847,444
Alternative Uses
Best Use
Mixed Use
$1.09M
$953.4K – $1.27M
NOI $76,270 @ 7.0% cap · market cap 8.52%
Second Best
Industrial
$922.4K
$807.1K – $1.08M
NOI $64,568 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$1.73M
$1.52M – $2.02M
NOI $121,378 @ 7.0% cap · market cap 13.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
144
Businesses Nearby
Explore this area
Business Placement
Demographics for 98371, WA
23,965
Population
9,937
Households
2.4
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.8 sq mi
ZIP Area
2,031
Density / Sq Mi
$97,290
Median Household Income
$53,957
Median Earnings
$1,654
Median Rent
$515,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Commercial property with living space, workshop, and high-traffic exposure.
Where is this manufacturing property located?
The property is located at 1109 Valley Ave NW Puyallup, WA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Prime commercial location on Valley Ave with 180ft of street frontage and ample parking.; Versatile commercial zoning with limited manufacturing allowance and large warehouse/workshop space with roll‑up doors.; Unique property setup with 1600 sq ft of upstairs living space including 2 bedrooms and 2 bathrooms.
