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    Union Gap Industrial Business Center Title is generated by Realmo AI

    112 W Washington Ave, Yakima, WA 98903

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    Modern industrial asset in active commercial corridor near Yakima.

    Type:INDUSTRIAL
    Property size:
    28,500 SF
    Price / SF:
    $112/SF
    Added:
    May 14, 2026
    Days on Market:
    21
    Last Refresh:
    May 14 at 9:18 pm

    Property Features for 112 W Washington Ave

    General Information

    Standard status
    Active
    Size
    28,500 SF
    Property subtype
    INDUSTRIAL

    We can help!

    Listing Contact
    Mason Fiascone
    Mason Fiascone

    Listing agent Mason Fiascone

    Listing office The Paragon Group

    Listing date May 14, 2026

    Source Moodyscre

    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 The Paragon Group

    HighLights

    • Modern 2008 construction appealing to local trades and service businesses.
    • Located in a high‑traffic commercial corridor in Union Gap, near major transportation infrastructure.
    • Fills a niche market for small businesses underserved by large‑format industrial properties.
    • Diversified tenant base creates resilient demand and stable cash flow.
    • Union Gap municipality supports business licensing, planning, and economic development.
    • Potential for near‑term upside through lease standardization and improved expense recoveries.

    Overview

    Guardian Business Center, constructed in 2008, is a small-bay industrial asset located outside Yakima in Union Gap, WA. The property offers modern construction and grade-level functionality, with small bay sizes. It caters to local trades, service businesses, and other hands-on operators. The business center fills a niche for local businesses in a market where large-format industrial properties often do not meet the needs of smaller businesses. Located in one of the Yakima Valley's active commercial corridors, Guardian is near major transportation infrastructure. The municipality supports business licensing, planning, and economic development. City planning efforts focus on transportation, downtown development, and long-range growth. Regional infrastructure investment, such as the Beltway Connector, should strengthen freight movement and commercial accessibility. The property appeals to diversified tenants across multiple industries, creating resilient demand and stable cash flow. Near-term upside may come from lease standardization, improved expense recoveries, and sharper positioning of the asset as a small-business industrial center. The property size is 28500 square feet.

    Local Financial Insights For Industrial

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $348.8k $12.24
    − Vacancy −$26.2k −$0.92
    EGI $322.7k $11.32
    − OpEx −$96.8k −$3.40
    NOI $225.9k $7.93
    28,500 SF · lease $12.24/SF/yr · vacancy 7.50% · expense 30.00%

    Alternative Uses

    Best Use
    Industrial
    $3.23M
    $2.82M – $3.76M (±1% cap)
    NOI $225,874 @ 7.0% cap · market cap 7.06%
    Second Best
    Flex RnD
    $2.99M
    $2.62M – $3.49M (±1% cap)
    NOI $209,287 @ 7.0% cap · market cap 6.54%
    Theoretical Best
    Office A
    $5.79M
    $5.06M – $6.75M (±1% cap)
    NOI $405,138 @ 7.0% cap · market cap 12.66%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    YAKIMA CANYON TINY ... Construction Company Guardian Business Center Storage Facility Blue Diamond Auto ... Car Wash 509 Tint & Wrapz Interior Design California Auto Shine Car Wash

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Accounting Firm Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Yakima
    County
    Yakima
    State
    Washington
    Longitude
    -120.5083337
    Latitude
    46.5704781

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    FAQs

    What type of property is this?
    Flex space - Modern industrial asset in active commercial corridor near Yakima.
    Where is this flex space located?
    The property is located at 112 W Washington Ave Yakima, WA.
    What is the asking price?
    The asking price for this property is $3,200,000.
    What are key features of this property?
    This property features: Modern 2008 construction appealing to local trades and service businesses.; Located in a high‑traffic commercial corridor in Union Gap, near major transportation infrastructure.; Fills a niche market for small businesses underserved by large‑format industrial properties.
    (509) 221-9354 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Mason Fiascone
    Mason Fiascone
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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