C1 Zoned Building Near
For Sale
$380,000
1257 S Yew St, Centralia, WA 98531
Two-story, 1,840 SF building ideal for office or retail.
Property Size1,840 SF
Lot Size0.67 Acres
Price / SF$206.52
Days on Market689
Property Features for 1257 S Yew St
General Information
Standard status
Active
Size
1,840 SF
Lot size
0.67 Acres
Taxes and HOA fees
Annual Taxes
$1,016
Listing Agency:
Better Homes and Gardens RE PC
(253) 435-5500
Listed By:
Bob McCarthy
(253) 435-5500
Source:
Exprealty
Added: Oct 7, 2024
Changed: Aug 20
Last Checked: Aug 25 at 9:41AM
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 Better Homes and Gardens RE PC
Investment Insights
Based on property information with market context.
The property, formerly residential and now C1 zoned, is located near I-5, just south of the Winco Foods site at Exit 81. The 1,840 square foot, two-story building is suited for office, clinic, or retail use. The building features a new roof, siding, and exterior paint. The cleared lot has an approved septic system for 6 employees. The layout includes 3 offices downstairs and 2 upstairs, along with a lunchroom/break area downstairs and 3 restrooms (2 downstairs, planned to be ADA compliant). All plumbing and electrical has been roughed-in. Building permits took 1 1/2 years to complete and were approved, with all plans available on-site. A new power pole has been installed by the city and paid for by the seller, though the electrical permit is not yet completed. The foundation must be increased by 43 inches per Lewis County requirements, with plans available on-site.
Key Highlights
- C1 zoning ideal for office, clinic, or retail use.
- New roof, siding, and exterior paint.**
- Approved septic system for 6 employees.
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
$29,579
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
7.78%
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%
$591,580
$591.6K
Cap Rate 7%
$422,557
$422.6K
Cap Rate 9%
$328,656
$328.7K
Market Conditions
NOI Build-Up for 1,840 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
$50.6K $27.48/SF
− Vacancy
−$11.1K −$6.05/SF
EGI
$39.4K $21.43/SF
− OpEx
−$9.9K −$5.36/SF
NOI
$29.6K $16.08/SF
Area
Lewis County, WA
Vacancy
22.00%
Lease Rate
$27.48 /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%
$591,580
Cap Rate 7%
$422,557
Cap Rate 9%
$328,656
Alternative Uses
Best Use
Office B
$422.6K
$369.7K – $493.0K
NOI $29,579 @ 7.0% cap · market cap 7.78%
Second Best
Retail
$339.8K
$297.3K – $396.4K
NOI $23,786 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$561.2K
$491.1K – $654.8K
NOI $39,285 @ 7.0% cap · market cap 10.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
273
Businesses Nearby
Explore this area
Business Placement
Demographics for 98531, WA
26,669
Population
11,070
Households
2.4
Avg Household Size
38
Median Age
21%
College-Educated
88%
High-School Grad
129.2 sq mi
ZIP Area
206
Density / Sq Mi
$61,963
Median Household Income
$37,330
Median Earnings
$1,068
Median Rent
$285,700
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Two-story, 1,840 SF building ideal for office or retail.
Where is this office units located?
The property is located at 1257 S Yew St Centralia, WA.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: C1 zoning **ideal for office, clinic, or retail use.**; New roof, siding, and exterior paint.**; Approved septic system for 6 employees.
