Building Details

Year Built 1975

Buildings 3

Stories 2

Listing Agency: KW Commercial Yakima Valley r***@ccim.net Show Phone

Listed By: Russ Roberts · License #WA 26317

Source: Crexi

Added: Sep 16, 2025 Changed: Aug 14 Last Checked: Aug 17 at 9:15AM

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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 KW Commercial Yakima Valley

Investment Insights

Based on property information with market context.

This property features a state-of-the-art laboratory designed for analytical support of FSMA & GFSI compliant food manufacturing, rivaling those found on college campuses. The laboratory is designed for future expansion to meet increasing client and regulatory analytical requirements. It includes over 2,300 square feet of analytical and preparations lab space, along with 400 square feet of office space comprising 8 offices, 5 cubicles, a conference room, and a break room. All existing analytical equipment is included. The ventilation system is designed according to NIOSH recommendations, and the lab equipment is protected by an Uninterruptible Power Supply (UPS) and a backup generator. Fiber optic connectivity extends to other buildings on the campus. The property also includes a 32,000-square-foot grade-level warehouse suitable for production or storage, featuring a loading dock and an internal clearance of 14 feet at the eave. The warehouse includes 3,300 square feet of office space with 2 offices and a break room. Additionally, there is a 5,784-square-foot office building with 9 private offices and a conference room. A 3,492-square-foot farmhouse with 5 bedrooms, 3 bathrooms, a finished basement, and an outdoor pool is also included in the sale. The sale encompasses the buildings, land, and equipment.

Key Highlights

• State‑of‑the‑art 2,300+ SF analytical laboratory designed for FSMA & GFSI compliant food manufacturing with potential for expansion.
• Sale includes buildings, land, and all existing analytical equipment.
• 32,000 SF grade‑level warehouse suitable for production or storage with loading dock.

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

$487,722

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

6.10%

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%

$9,754,440 $9.8M

Cap Rate 7%

$6,967,457 $7.0M

Cap Rate 9%

$5,419,133 $5.4M

Market Conditions

NOI Build-Up for 45,818 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

$698.3K $15.24/SF

− Vacancy

−$48.0K −$1.05/SF

EGI

$650.3K $14.19/SF

− OpEx

−$162.6K −$3.55/SF

NOI

$487.7K $10.64/SF

Area

Yakima County, WA

Vacancy

6.87%

Lease Rate

$15.24 /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%

$9,754,440

Cap Rate 7%

$6,967,457

Cap Rate 9%

$5,419,133

Alternative Uses

Best Use

Office B

$6.97M

$6.10M – $8.13M (±1% cap)

NOI $487,722 @ 7.0% cap · market cap 6.10%

Second Best

Warehouse

$6.30M

$5.51M – $7.35M (±1% cap)

NOI $440,939 @ 7.0% cap · market cap 5.51%

Theoretical Best

Office A

$9.30M

$8.14M – $10.86M (±1% cap)

NOI $651,320 @ 7.0% cap · market cap 8.14%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Farwestern Farms Inc Food Processing Plant

Location Intelligence

Trade Area within ½ mile

4

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 98952, WA

2,347

Population

547

Households

4.3

Avg Household Size

31

Median Age

15%

College-Educated

73%

High-School Grad

388.8 sq mi

ZIP Area

6

Density / Sq Mi

$56,957

Median Household Income

$31,402

Median Earnings

$585

Median Rent

$111,000

Median Home Value

Market

Vacancy Rate% for Office in West region

11% 2019

14.1% 2020

15.5% 2021

17.2% 2022

19.9% 2023

21% 2024

20.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Warehouse - Advanced lab, warehouse, office, and farmhouse on expansive land.

Where is this warehouse located?

The property is located at 11793 Fort Rd White Swan, WA.

What is the asking price?

The asking price for this property is $8,000,000.

What are key features of this property?

This property features: State‑of‑the‑art 2,300+ SF analytical laboratory designed for FSMA & GFSI compliant food manufacturing with potential for expansion.; Sale includes buildings, land, and all existing analytical equipment.; 32,000 SF grade‑level warehouse suitable for production or storage with loading dock.