Warehouse with Yard and Grade
For Sale
Contact for pricing
6407 20th St E, Fife, WA 98424
Warehouse includes floor drains, three grade doors, and a shop with yard for flexible operations.
Property Size18,754 SF
Price / SF$221.29
Days on Market795
Property Features for 6407 20th St E
General Information
Standard status
Active
Size
18,754 SF
Property subtype
RETAIL
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Additional Details
Drive-In Doors
3
Listing Agency:
Saratoga Equities, LLC
Listed By:
Brent Nelson
(425) 455-2664
Source:
Moodyscre
Added: Jul 12, 2024
Changed: Sep 4
Last Checked: Sep 13 at 11:13AM
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 Saratoga Equities, LLC
Investment Insights
Based on property information with market context.
This Fife warehouse property is offered for sale with floor drains and three grade doors. The improvements include a shop with an attached yard and are supported by ample on-site parking, suited to a range of light industrial and warehouse-oriented uses.
The property is positioned for visibility from I-5 and is located adjacent to Larson Cadillac.
A retail component is referenced as required per Fife CCS, providing an added dimension to the site’s potential configuration.
The property is positioned for visibility from I-5 and is located adjacent to Larson Cadillac.
A retail component is referenced as required per Fife CCS, providing an added dimension to the site’s potential configuration.
Key Highlights
- $165K purchase price reduction (6/23/26); first time on market
- Fife warehouse with I‑5 visibility, adjacent to Larson Cadillac
- Includes floor drains
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
$229,032
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
5.52%
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%
$4,580,640
$4.6M
Cap Rate 7%
$3,271,886
$3.3M
Cap Rate 9%
$2,544,800
$2.5M
Market Conditions
NOI Build-Up for 18,754 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
$292.6K $15.60/SF
− Vacancy
−$23.1K −$1.23/SF
EGI
$269.4K $14.37/SF
− OpEx
−$40.4K −$2.16/SF
NOI
$229.0K $12.21/SF
Area
Pierce County, WA
Vacancy
7.90%
Lease Rate
$15.60 /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%
$4,580,640
Cap Rate 7%
$3,271,886
Cap Rate 9%
$2,544,800
Alternative Uses
Best Use
Warehouse
$3.27M
$2.86M – $3.82M
NOI $229,032 @ 7.0% cap · market cap 5.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.07M
$4.43M – $5.91M
NOI $354,568 @ 7.0% cap · market cap 8.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
341
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 98424, WA
12,132
Population
4,558
Households
2.7
Avg Household Size
33
Median Age
28%
College-Educated
91%
High-School Grad
6.3 sq mi
ZIP Area
1,926
Density / Sq Mi
$93,633
Median Household Income
$52,250
Median Earnings
$1,836
Median Rent
$497,400
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
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Similar Off Market Nearby
- Continental Van Lines, Inc. — 2802 70th Ave E, Fife, WA 98424
- Cold Storage Seattle — 7495 26th St E Suite A, Fife, WA 98424
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse includes floor drains, three grade doors, and a shop with yard for flexible operations.
Where is this warehouse located?
The property is located at 6407 20th St E Fife, WA.
What is the asking price?
The asking price for this property is $4,150,000.
What are key features of this property?
This property features: $165K purchase price reduction (6/23/26); first time on market; Fife warehouse with I‑5 visibility, adjacent to Larson Cadillac; Includes floor drains
