Duplex with Full
New
For Sale
$495,000
12325 Valley Ave E, Sumner, WA 98390
Two vacant units, garage parking, and a substantial lot support immediate repositioning.
Property Size1,664 SF
Lot Size0.78 Acres
Price / SF$297.48
Days on Market6
Property Features for 12325 Valley Ave E
General Information
Standard status
Active
Size
1,664 SF
Total Parking Spaces
8
Lot size
0.78 Acres
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
NEEDS SOME TLC.
Additional Details
Multifamily Units
2
Building Details
Year Built
1965
Listing Agency:
John L. Scott, Inc.
Listed By:
Bob Green
Source:
Searchhomesinbellingham
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 29 at 10:30AM
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 John L. Scott, Inc.
Investment Insights
Based on property information with market context.
This 1965 duplex contains 1,664 SF and is configured as two separate residential units. Both units are vacant, allowing a new owner to address needed improvements and prepare the property for occupancy. A full basement adds interior utility, while the site includes two garages and a 6-car carport.
The property occupies a 33,977-square-foot lot at 12325 Valley Ave E in Sumner, Washington. The existing improvements provide a straightforward multifamily layout with multiple parking structures and additional basement space. Rear decks require caution and should not be accessed on foot.
The property occupies a 33,977-square-foot lot at 12325 Valley Ave E in Sumner, Washington. The existing improvements provide a straightforward multifamily layout with multiple parking structures and additional basement space. Rear decks require caution and should not be accessed on foot.
Key Highlights
- Two‑unit duplex totaling 1,664 SF
- Both units are vacant
- 33,977‑square‑foot lot
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
$21,832
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
4.41%
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%
$436,640
$436.6K
Cap Rate 7%
$311,886
$311.9K
Cap Rate 9%
$242,578
$242.6K
Market Conditions
NOI Build-Up for 1,664 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
$33.5K $20.16/SF
− Vacancy
−$2.4K −$1.42/SF
EGI
$31.2K $18.74/SF
− OpEx
−$9.4K −$5.62/SF
NOI
$21.8K $13.12/SF
Area
Pierce County, WA
Vacancy
7.03%
Lease Rate
$20.16 /SF/Yr
Expense Ratio
30.00%
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%
$436,640
Cap Rate 7%
$311,886
Cap Rate 9%
$242,578
Alternative Uses
Best Use
Multifamily LT 5
$311.9K
$272.9K – $363.9K
NOI $21,832 @ 7.0% cap · market cap 4.41%
Second Best
Apartment 5plus
$287.7K
$251.7K – $335.6K
NOI $20,136 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$449.4K
$393.3K – $524.3K
NOI $31,460 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Demographics for 98390, WA
11,727
Population
4,836
Households
2.4
Avg Household Size
39
Median Age
23%
College-Educated
91%
High-School Grad
9.2 sq mi
ZIP Area
1,275
Density / Sq Mi
$97,815
Median Household Income
$56,909
Median Earnings
$1,886
Median Rent
$471,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two vacant units, garage parking, and a substantial lot support immediate repositioning.
Where is this duplex located?
The property is located at 12325 Valley Ave E Sumner, WA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,664 SF; Both units are vacant; 33,977‑square‑foot lot
