USDA-Approved Livestock Processing
For Sale
$2,900,000
11719 Westar Ln, Burlington, WA 98233
Completed in 2023 with USDA-compliant kill floor, climate-controlled processing rooms, and four grade-level loading doors.
Property Size9,450 SF
Days on Market97
Property Features for 11719 Westar Ln
General Information
Standard status
Active
Size
9,450 SF
Property subtype
Industrial
Additional Details
Business Included
Yes
Outdoor Storage
Yes
Drive-In Doors
4
Building Details
Building Size
9,450 SF
Year Built
2023
Listing Agency:
Lee & Associates Commercial Real Estate Services
Listed By:
John Brussa
(206) 773-2675
Source:
Lee-associates
Added: Jul 24
Changed: Oct 27
Last Checked: Oct 26 at 1:05PM
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 Lee & Associates Commercial Real Estate Services
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Investment Insights
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Completed in 2023, this USDA-approved Livestock Processing Center (LPC) is designed to support commercial slaughter and meat processing operations. The facility includes a full commercial processing equipment package, climate-controlled processing rooms, and a USDA-compliant kill floor with a full overhead rail system. Additional improvements include freezers and coolers, excess paved yard area, floor trench drains and a wastewater system, and modern mechanical/HVAC, electrical, and plumbing (MEP) infrastructure throughout. Four (4) grade-level loading doors provide drive-up access to the production areas, and the property also features a retail storefront.
The facility is located within the Port of Skagit’s Bayview Business Park in the Skagit Valley, with other notable nearby businesses including Hexcel, Washington State University (Skagit), U.S. Mower, and an Amazon Fulfillment Center.
The configuration supports commercial processing workflows for beef, pork, lamb, and goat and is positioned with potential for future expansion. The seller has indicated favorable long-term ground lease terms.
The facility is located within the Port of Skagit’s Bayview Business Park in the Skagit Valley, with other notable nearby businesses including Hexcel, Washington State University (Skagit), U.S. Mower, and an Amazon Fulfillment Center.
The configuration supports commercial processing workflows for beef, pork, lamb, and goat and is positioned with potential for future expansion. The seller has indicated favorable long-term ground lease terms.
Key Highlights
- Completed in 2023: USDA‑approved livestock processing center (LPC) designed for slaughter, processing, cutting, and packaging.
- USDA‑compliant kill floor with full overhead rail system and climate‑controlled processing rooms.
- Full commercial processing equipment package included, plus freezers and coolers.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$96,892
Cap Rate
3.34%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,937,840
$1.9M
Cap Rate 7%
$1,384,171
$1.4M
Cap Rate 9%
$1,076,578
$1.1M
Market Conditions
NOI Build-Up for 9,450 SF
Gross rent
$115.7K $12.24/SF
− Vacancy
−$1.7K −$0.18/SF
EGI
$114.0K $12.06/SF
− OpEx
−$17.1K −$1.81/SF
NOI
$96.9K $10.25/SF
Area
Skagit County, WA
Vacancy
1.45%
Lease Rate
$12.24 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,937,840
Cap Rate 7%
$1,384,171
Cap Rate 9%
$1,076,578
Alternative Uses
Best Use
Warehouse
$1.38M
$1.21M – $1.61M
NOI $96,892 @ 7.0% cap · market cap 3.34%
Second Best
Industrial
$1.14M
$997.4K – $1.33M
NOI $79,794 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$3.84M
$3.36M – $4.48M
NOI $269,038 @ 7.0% cap · market cap 9.28%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
4
Drive-in doors
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
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Business Placement
Demographics for 98233, WA
16,034
Population
7,295
Households
2.2
Avg Household Size
38
Median Age
23%
College-Educated
90%
High-School Grad
33.2 sq mi
ZIP Area
483
Density / Sq Mi
$83,560
Median Household Income
$43,697
Median Earnings
$1,567
Median Rent
$466,300
Median Home Value
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Market
Vacancy Rate% for Industrial in West region
Frequently Asked Questions
What type of property is this?
Manufacturing property - Completed in 2023 with USDA-compliant kill floor, climate-controlled processing rooms, and four grade-level loading doors.
Where is this manufacturing property located?
The property is located at 11719 Westar Ln Burlington, WA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Completed in 2023: USDA‑approved livestock processing center (LPC) designed for slaughter, processing, cutting, and packaging.; USDA‑compliant kill floor with full overhead rail system and climate‑controlled processing rooms.; Full commercial processing equipment package included, plus freezers and coolers.
