Sunnyside Commercial Property For
For Sale
Contact for pricing
70 Ray Rd, Sunnyside, WA
Versatile commercial property with high visibility and freeway access.
Property Size4,584 SF
Lot Size2.72 Acres
Price / SF$119.98
Days on Market497
Property Features for 70 Ray Rd
General Information
Standard status
Active
Size
4,584 SF
Lot size
2.72 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Keller Williams Yakima Valley
(509) 594-7989
Listed By:
Russell Roberts, CCIM
(509) 594-7989
Source:
Moodyscre
Added: Mar 31, 2025
Changed: Aug 8
Last Checked: Aug 7 at 8:32AM
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 Keller Williams Yakima Valley
Investment Insights
Based on property information with market context.
Located at 70 Ray Road in Sunnyside, WA, this commercial property offers 4,584 square feet of space on 2.27 acres. The property is zoned B-2, accommodating a range of commercial uses such as retail, office, service, and light industrial. The building features a newer composition roof, two 10-foot roll-up doors, and 12-foot interior ceilings. It is equipped with 400 amps of power. The property includes a paved parking lot and a partially fenced back lot. The building has a metal exterior with garage access. Situated next to Black Rock Creek Golf Course, the property benefits from prime visibility from I-82. It is suitable for warehouse, workshop, or flex-space needs. Recently annexed into the city limits, this property is positioned in a high-visibility, freeway-access location.
Key Highlights
- Prime visibility from I‑82
- Versatile B‑2 zoning allows for a wide range of commercial uses
- 4,584 sq ft building suitable for warehouse, workshop, or flex‑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
$44,115
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
8.02%
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%
$882,300
$882.3K
Cap Rate 7%
$630,214
$630.2K
Cap Rate 9%
$490,167
$490.2K
Market Conditions
NOI Build-Up for 4,584 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
$56.1K $12.24/SF
− Vacancy
−$4.2K −$0.92/SF
EGI
$51.9K $11.32/SF
− OpEx
−$7.8K −$1.70/SF
NOI
$44.1K $9.62/SF
Area
Yakima County, WA
Vacancy
7.50%
Lease Rate
$12.24 /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%
$882,300
Cap Rate 7%
$630,214
Cap Rate 9%
$490,167
Alternative Uses
Best Use
Warehouse
$630.2K
$551.4K – $735.3K
NOI $44,115 @ 7.0% cap · market cap 8.02%
Second Best
Industrial
$519.0K
$454.1K – $605.5K
NOI $36,330 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$930.9K
$814.5K – $1.09M
NOI $65,163 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Warehouse - Versatile commercial property with high visibility and freeway access.
Where is this warehouse located?
The property is located at 70 Ray Rd Sunnyside, WA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Prime visibility from I‑82; Versatile B‑2 zoning allows for a wide range of commercial uses; 4,584 sq ft building suitable for warehouse, workshop, or flex‑space
