Harbor Square Corner Office
For Sale
$985,000
776 Winslow Way E, Bainbridge Island, WA 98110
Corner office space near Bainbridge Island ferry terminal with parking.
Property Size2,049 SF
Price / SF$480.72
Days on Market561
Property Features for 776 Winslow Way E
General Information
Standard status
Active
Size
2,049 SF
Building Details
Year Built
1999
Listing Agency:
REALOGICS SOTHEBYS INTERNATIONAL REALTY
Listed By:
JAMES BETZER
Source:
Corcoran
Added: Feb 19, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 REALOGICS SOTHEBYS INTERNATIONAL REALTY
Investment Insights
Based on property information with market context.
Located steps from the Bainbridge Island ferry terminal, this 2,049-square-foot corner office space in Harbor Square offers convenient access and abundant natural light. The property features high ceilings and a meeting loft. It includes two storefront entrances, allowing for multiple configurations such as accommodating two businesses, a live/work setup, or combining office and hospitality functions. A separate 480-square-foot unit is included. The property also benefits from an elevator providing direct access to two parking spaces in a secure garage.
Key Highlights
- Unbeatable location steps from the Bainbridge Island ferry terminal.
- Versatile space suitable for multiple configurations: two businesses, live/work, or office/hospitality.
- Two separate units totaling 2,049 SF and 480 SF.
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
$29,211
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
2.97%
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%
$584,220
$584.2K
Cap Rate 7%
$417,300
$417.3K
Cap Rate 9%
$324,567
$324.6K
Market Conditions
NOI Build-Up for 2,049 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
$44.3K $21.60/SF
− Vacancy
−$5.3K −$2.59/SF
EGI
$38.9K $19.01/SF
− OpEx
−$9.7K −$4.75/SF
NOI
$29.2K $14.26/SF
Area
Kitsap County, WA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$584,220
Cap Rate 7%
$417,300
Cap Rate 9%
$324,567
Alternative Uses
Best Use
Office B
$417.3K
$365.1K – $486.9K
NOI $29,211 @ 7.0% cap · market cap 2.97%
Second Best
Mixed Use
$363.6K
$318.1K – $424.2K
NOI $25,449 @ 7.0% cap · market cap 2.58%
Theoretical Best
Specialty Retail
$683.2K
$597.8K – $797.1K
NOI $47,827 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,387
Businesses Nearby
Explore this area
Business Placement
Demographics for 98110, WA
24,825
Population
10,728
Households
2.3
Avg Household Size
51
Median Age
75%
College-Educated
99%
High-School Grad
27.6 sq mi
ZIP Area
899
Density / Sq Mi
$159,882
Median Household Income
$77,528
Median Earnings
$2,081
Median Rent
$1,076,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Corner office space near Bainbridge Island ferry terminal with parking.
Where is this office units located?
The property is located at 776 Winslow Way E Bainbridge Island, WA.
What is the asking price?
The asking price for this property is $985,000.
What are key features of this property?
This property features: Unbeatable location steps from the Bainbridge Island ferry terminal.; Versatile space suitable for multiple configurations: two businesses, live/work, or office/hospitality.; Two separate units totaling 2,049 SF and 480 SF.
