Showroom with Pylon
For Sale
Contact for pricing
11410 E Sprague Ave, Spokane Valley, WA 99206
Regional Commercial-zoned showroom on a 2.30-acre lot with pylon signage and private parking for customers and operations.
Property Size31,126 SF
Lot Size2.30 Acres
Price / SF$88.35
Days on Market123
Property Features for 11410 E Sprague Ave
General Information
Standard status
Active
Size
31,126 SF
Lot size
2.30 Acres
Property subtype
RETAIL
Zoning
Regional Commercial
Site & Location
Pylon Signage
Yes
Road Access
Yes
Building Details
Buildings
1
Stories
2
Listing Agency:
Goodale & Barbieri Company
(509) 459-6109
Listed By:
Cory Barbieri · License #B92954
(509) 999-9324
Source:
Moodyscre
Added: May 15
Changed: Sep 6
Last Checked: Sep 14 at 12:38PM
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 Goodale & Barbieri Company
Investment Insights
Based on property information with market context.
A high-visibility showroom property at 11410 E Sprague Ave in Spokane Valley, designed for both retail presentation and operational flexibility. The space features a massive open showroom plus two levels of versatile office and warehouse areas, supported by pylon signage along the Sprague Avenue corridor.
The site sits on a 2.30-acre lot with a sprawling private parking lot, supporting customer access and day-to-day logistics. Regional Commercial zoning provides a broad platform for commercial activity within the Spokane Valley retail corridor, with proximity to major brands including Costco and Home Depot.
For a business that needs storefront-style showroom presence along a heavily traveled retail avenue, this configuration combines strong on-site visibility with office and warehouse functionality under one roof.
The site sits on a 2.30-acre lot with a sprawling private parking lot, supporting customer access and day-to-day logistics. Regional Commercial zoning provides a broad platform for commercial activity within the Spokane Valley retail corridor, with proximity to major brands including Costco and Home Depot.
For a business that needs storefront-style showroom presence along a heavily traveled retail avenue, this configuration combines strong on-site visibility with office and warehouse functionality under one roof.
Key Highlights
- Showroom with a massive open showroom interior
- Pylon signage on the Sprague Avenue corridor
- Two levels of office and warehouse space
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
$203,324
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
7.39%
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%
$4,066,480
$4.1M
Cap Rate 7%
$2,904,629
$2.9M
Cap Rate 9%
$2,259,156
$2.3M
Market Conditions
NOI Build-Up for 31,126 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
$265.2K $8.52/SF
− Vacancy
−$26.0K −$0.83/SF
EGI
$239.2K $7.69/SF
− OpEx
−$35.9K −$1.15/SF
NOI
$203.3K $6.53/SF
Area
Spokane Valley, WA
Vacancy
9.80%
Lease Rate
$8.52 /SF/Yr
Expense Ratio
15.00%
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%
$4,066,480
Cap Rate 7%
$2,904,629
Cap Rate 9%
$2,259,156
Alternative Uses
Best Use
Retail
$4.12M
$3.61M – $4.81M
NOI $288,650 @ 7.0% cap · market cap 10.50%
Second Best
Warehouse
$2.90M
$2.54M – $3.39M
NOI $203,324 @ 7.0% cap · market cap 7.39%
Theoretical Best
Office A
$6.76M
$5.92M – $7.89M
NOI $473,314 @ 7.0% cap · market cap 17.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
701
Businesses Nearby
Under-served
Demand for This Use
Explore this area
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Perfection Tile LLC — 5722 N Progress Rd, Spokane Valley, WA 99216
Frequently Asked Questions
What type of property is this?
Showroom - Regional Commercial-zoned showroom on a 2.30-acre lot with pylon signage and private parking for customers and operations.
Where is this showroom located?
The property is located at 11410 E Sprague Ave Spokane Valley, WA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Showroom with a massive open showroom interior; Pylon signage on the Sprague Avenue corridor; Two levels of office and warehouse space
